During the pre-application engagement process, IM Properties (‘IMP’) held a roundtable event for residents of Towcester at the Sawpits Centre in May 2024. During the hour-long sessions, attendees could review up-to-date exhibition panels covering various aspects of the development and were provided with a planning update, information about the proposed Community Fund, which will be used to support local community initiatives and details about Skills & Training opportunities linked to the project.

Following the event, IMP has made the following commitments based on the conversations undertaken across the four discussion sessions:

• Maintain timely contact with the community as the project progresses, providing updates on all work being undertaken in relation to onsite and offsite works.
• To reflect on a refresh of the socio-economic context for the proposals (including labour availability and ‘fit’) to inform our Employment and Skills activities.
• Launch the Towcester Park Community Fund earlier to ensure a greater amount of time is available to raise awareness within the local community.
• Use local publications, networks and media channels to promote the Towcester Park Community Fund and construction phase employment and skills opportunities.
• Discuss with future occupiers their commitment to using local businesses and providing skills and training opportunities for local people.
• Examine the potential for a lowered speed limit on the A43 on the approach to the new roundabout.
• To direct individuals to relevant technical reports and assessments supporting the outline application.
• Ensure Greens Norton Parish is invited to attend any newly established Community Liaison Group (CLG).

Answering your questions:

Local Employment and Training

• Local Employment ‘Fit’: There was emphasis in the discussions on the need for local employment and questions were asked about the types of employment that will be provided by the development proposals and their ‘fit’ with the local context. Requests were also made for an indication of how much employment will come from the local area.
  • We said: Distinction will and is being drawn between construction phase and end-use (occupation) employment and skills opportunities and we will link to local training and employment support provision to ensure pathways to all opportunities for local people are facilitated. It is difficult to be specific at this stage about the nature and composition of occupier employment opportunities, or the types of jobs that will be created, as this will depend on the types of businesses that are attracted to the site once development commences. However, the proposals do provide the potential for a range of different occupiers to be accommodated including the provision of smaller units that could be suitable for local employers, ‘start-up’ businesses, and various types of industrial and manufacturing businesses who form part of the local supply chain for key sectors of the regional economy. It was noted that there had been preliminary discussions with a local manufacturer looking for better and larger premises in the area, which clearly would sustain and grow a workforce that already existed in the area. The planning permission for the site includes a specific area (referred to as ‘Zone D’) that will be dedicated to the provision of smaller units (less than 2,000 sq m in size) which will be marketed extensively to seek to attract local businesses as part of the overall mix of employment provision at the site.

    Assessments and  reports submitted with the planning application (including an independent assessment on behalf of the Council) confirmed that there is good demand for employment floorspace in the local area and it is probable that warehouse and logistics uses would seek accommodation at the site, drawn by the close proximity to the M1, along with a mix of manufacturing operators who are less dependent on immediate access to the motorway network.

  • As a result, it is considered that there will be a breadth of employment opportunities within the development, that will likely respond to a range of local needs.

  • It was added that the high levels of out-commuting by South Northamptonshire, and in particular Towcester, residents is acknowledged in local policy and it was again accepted that to address this there needed to be a suitable level of ‘fit’ between any new employment opportunities and the skills of local residents, and indeed the general labour availability. Whilst the focus for IMP will be initially on the construction phase and matters within our control, we undertook to reflect on the latest socio-economic/labour context to help inform the longer term Employment and Skills Plan objectives. On labour availability, it was noted that the growth of Towcester and 1000’s of new houses would bring with it a significant new workforce, although it is currently difficult to predict the skills that this expanded workforce would bring.

• Skills and Training: Queries were raised on skills mapping, training partners, and the potential for skills and training provision to become a contractual requirement for the development of the site.
  • We said: We will certainly be looking at how we make contractors accountable for helping us deliver our employment and skills commitments, but imposing rigid contractual requirements isn’t always the most appropriate way forward. It can limit flexibility to respond to changing circumstances.

• • We are looking to engage with a range of local, regional and national partners – including schools, colleges, universities, local third sector and training providers and bigger organisations such as the Construction Industry Training Board and representatives from the Department of Work and Pensions – to inform our plans for local recruitment and training. We intend to tap into and work with existing local provision to provide opportunities for their service users and customers, including special interest groups, and we asked those attending for their input and suggestions with regards to potential stakeholders who might assist our work.  We also asked if any ideas on this can please be fed back to us via our website and general email, so that they can be acknowledged and picked-up.
• Impact of Automation: Some residents had concerns about the impact of automation on job availability at the site and requested further detail about the type and average salary of jobs on offer.
  • We said: Our experience suggests that automation doesn’t necessarily lead to reduced job availability, indeed it can broaden the skills and opportunities required to operate modern logistics facilities. The development itself will deliver a wide range of employment and career opportunities including managers, information technologists, engineering and production staff, administrative and sales staff, customer services, operatives and transport drivers.

• Demographic Modelling: Requests were made for demographic modelling to understand the local workforce better, including analysis of unemployment figures. There was some criticism that the team did not have the full context to inform a discussion around the match between the employment opportunities and the existing socio-economic context.
  • We said Whilst it was emphasised the initial IMP focus is on maximising the construction phase opportunities, it was acknowledged that the overall employment discussion would have been better informed with this information to hand, and that an updated position would also be helpful to support the Employment and Skills conversations going forwards (particularly with regards the operational phase).

• Employment Allocation SPD: Questions were asked about whether the emerging proposals for development would accord with the maximum height limits set out within the Towcester ‘Employment Site Allocations Development Brief’ SPD.
  • We said: It is noted at paragraph 1.10 of the SPD that prior to the adoption of the document, the Council’s Strategic Planning Committee had resolved, at its meeting in January 2022, to approve the outline application and grant planning permission for the IMP proposed development. The SPD does not therefore include any specific guidance relating to the development of this site (Site AL3) including in respect of the maximum heights of buildings. However, it is the intention of IMPto adhere to the general overarching design principles set out within the SPD, to the extent that it is necessary, as part of the detailed proposals for the site which are submitted as ‘Reserved Matters’ applications.. The detailed proposals for the site will accord with the approved ‘development parameters plan’ that was used by the Council to inform their assessment of the acceptable scale and layout of development when granting planning permission. These parameters were considered acceptable by the Council at the time of granting outline approval based on evidence relating to a range of key considerations such as the visual and landscape impact assessments submitted with the outline application.
  • At this stage, in advance of securing confirmed occupiers for the proposed development of the site, IMP intend to continue to apply appropriate flexibility to the likely demands of different businesses and types of occupiers who could be attracted to the site, while remaining within the parameters of the permission that has been granted. Should it be the case that specific occupiers have requirements that fall within the approved parameters for development (e.g. a requirement for buildings of a lower height than allowed for by the planning permission) then this could result in detailed development proposals that reflect such specific requirements.

Traffic and Transportation

• Speed, Safety, and Traffic Concerns: There were requests to reduce speed limits around the new roundabout and concerns about the impact on the AQM area. Questions were raised about HGV routing, the relief road development, and access to Tiffield Lane.
  • We said: A mechanism for reviewing traffic movements to and from the site is contained in the S106 legal agreement for the outline permission. This includes potential measures for environmental weight limits and additional signage. Speed limits however are required to meet prescribed national technical design standards as set and approved by the relevant highway authorities and the development will adhere with these standards. . As the development progresses, we are keen to maintain regular contact with Tiffield Parish and Towcester Town Council to ensure that any available options are monitored and responded to accordingly.

• Highways modelling: Some residents raised concerns about the impact of the new roundabout on the A43 and surrounding areas. There appeared to be some confusion over methods used and there was some interest in the potential for the traffic modelling undertaken as part of the evidence submitted for the existing planning permission to be reviewed and re-undertaken.
  • We said: The outline planning application included a detailed Transport Assessment, which undertook detailed modelling of the local highways network and all relevant junctions. Both the local highways authority and Highways England (now National Highways) confirmed that the Transport Assessment for the development represented an accurate modelling of the highways impacts of the development to inform the necessary measures for mitigation contained in the planning permission and associated legal agreements. A further sensitivity test was submitted in respect of the cumulative impacts resulting from the known proposals for AL1, 2 and 4, which further demonstrated that AL3 would not result in a severe residual impact on the operation of the local and wider highway network.

• Public right of way: Queries were raised about the PROW SB32 crossing – is it being stopped up and will a bridge be provided for those seeking to cross the A43?
  • We said: To bring Phase 1 of the approved development proposal forward, it is proposed that part of bridleway SB32 is stopped up as reflected in the plans and supporting information submitted with the planning application. A dedicated footpath and cycleway will be provided along the spine road through the site, ensuring a route is maintained from Tiffield to Towcester with the addition of a safe controlled crossing point over the A43. The new roundabout and associated highway improvements will be delivered at an early stage of the development.

Community Fund Management

• Fund Allocation and Eligibility: In respect of the proposed allocation of the Fund, attendees questioned the weighting to be given to the different parishes, the method for determining fund eligibility, the criteria used for decision-making, and asked about who is on the community fund panel.
  • We said: Eligibility for the community fund is based on broad criteria that supports projects that either promote positive change for people’s health and wellbeing; promote community cohesion, tackle social isolation, or raise aspirations; or encourage sustainable behaviours/enhance the natural environment. The delivery of the fund, including who is on the panel, will be administered by the Northamptonshire Community Foundation – an independent grant making charity.

• Communication: Suggestions were made to use local publications like the Towcester Crier to promote the fund. Desire for an earlier launch date was raised to give organisations more time to prepare their applications.
  • We said: The aim was to launch the fund in January 2025. In response to concerns, we will now look to ensure a greater lead in to the Fund launch (likely November 2024) to ensure maximum visibility of the Fund and time to prepare for those considering making applications.

• Fund Topping Up: Concerns were raised about whether the community fund is a one-time contribution or will be replenished. There was discussion relating to the intended size of the fund (£100,000) and some residents raised concern that it could be pulled at any point as it is not a planning obligation associated with the permission for the site.
  • We said: The community fund is a one-time contribution, which is provided above and beyond the S106 contributions linked to the outline permission. The IMP project community funds are a core part of helping us deliver on our company commitment to create positive change and leave a lasting legacy in the local communities where we’re investing. Our experience from comparable funds tells us that a small grant programme can deliver a wide range of meaningful, positive outcomes.

• Stipulations for Local Business Use: There were suggestions to add stipulations for using local businesses to ensure local economic benefits.
  • We said: Our planning commitments include a requirement to maximise opportunities for local procurement in both the construction and operational phases of development.

Construction Concerns

• Completion Time: There were questions regarding the lengthy completion time for the roundabout on the A43, and its impact on Northampton Road.
  • We said: The roundabout has been designed to allow construction to be partly completed “offline” to minimise the length of time of disruption to the A43.  It was accepted there would need to be careful consideration of the impacts on Northampton Road, and this would be looked at in detail by the chosen contractor and communicated to local residents.  The construction phasing and associated traffic diversions are all subject to agreement with the relevant highway authority who manage and control permanent and construction work journey times.

• Construction Hours: Queries were raised about the specific hours during which construction will occur.
  • We said: Hours of operation will be contained in the construction management plan, which are submitted as part of the Reserved Matters applications. We will ensure that this information is made readily available to members of the community alongside details of how to contact the team to raise any concerns of queries about the work.

• Construction Contractor Engagement: Some residents raised questions about when a contractor will be engaged and the criteria for such engagement.
  • We said: There has not yet been a formal engagement of any contractor. However, once an agreement is put in place, we will look to introduce the contractor to the Community Liaison Group.

Environmental Impact

• Pollution: Requests were made in relation to receiving more information on how noise, light, and EMF pollution would be mitigated.
  • We said: These will be mitigated by design in addition to the planning conditions which are attached to the current outline planning permission. We also agreed to share all studies relating to this work on the project website once the Reserved Matters applications have been submitted.

• Flooding: Issues with flooding on Tiffield Lane were said to have been exacerbated by recent exploratory work.
  • We said: The site lies entirely within Flood Zone 1, which means it is land that has a less than 1 in 1000 annual probability of river or sea flooding. The development proposals include the integration of on-site storage measures to enable the flow of surface water from the site to be no greater than would be the case if the site remained in an agricultural land use. These are split into two systems that will ensure there is no resulting residual increase on the flow of surface water into adjoining land and highways.

• Zone of Planting: Suggestions were made for creating a planting zone between the site and the A43 to mitigate environmental impact.
  • We said: There is already a proposed planting zone in this location (in addition to the presence of significant vegetation and trees along the northern and southern boundaries of the A43 highway, including the area of woodland between the highway and the Shire Estate), as indicated by the approved Strategic Landscaping plan approved as part of the permission for the site. Further landscaping details are to be approved within the hatched orange area of the masterplan. These details will come forward as part of the discharge of condition 13 application and within the Reserved Matters for plot 2. This is not just to consider noise impacts regarding external plant and HGV movements but also lighting and any further mitigation required as the result of any harms identified by the extensive environmental assessments undertaken and submitted in support of the approved outline planning application.

• Visual impact: Concerns were raised about the level of harm resulting from the visual impact of the development proposals on households living within the Shire Estate. Comments related to the height of the proposed buildings and the visibility of the site, once developed, from nearby residential dwellings to the south of the site.
  • We said: The current planning permission includes a number of approved parameters relating to the scale, height, and layout of the proposed development. These include fixed floor levels, unit sizes/heights, and ridge heights. These approved parameters were used to inform the various environmental assessments and studies undertaken in support of the planning application including in respect of the assessment of potential visual impacts on nearby residents and other ‘sensitive receptors’ across a range of distances from the site. Based on the expert evidence provided by these assessments (using a number of agreed viewpoints to help inform the Council’s consideration of the acceptability of the proposed development) the level of harm identified was acceptable and capable of being reduced through mitigation. Details of strategic landscaping were also approved at this stage to ensure suitable landscaping will be provided by the proposals to help minimise visual impacts. The Reserved Matters applications ensure appropriate levels of on plot landscaping are included within the site to provide additional landscape screening of the proposed development and to supplement the substantial strategic landscaping around the site as already approved by the Council. The Shire Estate is at a lower level of elevation than the development site and is screened by a deep and dense area of mature vegetation. These factors combined will limit the visibility of the proposals as demonstrated by the evidence submitted with the approved outline planning application.

• Acoustic fence: Queries were raised about why the acoustic fence runs along more of the western boundary than the southern boundary of the site?
  • We said: An acoustic fence will be constructed along the Western Boundary of the site, as it is shown in the development parameters plan and the development must be built in accordance with that plan. The location of acoustic fences and other associated mitigation is derived from the acoustic modelling and positioned in development locations where there is a risk of increased breakout noise. The mitigation will prevent noise levels exceeding regulatory thresholds at all identified noise receptors.