Refusal for business park scheme near Silverstone circuit
Developers of a proposed business park near one of the world’s most famous racing circuits say they are considering their next move, after council planners voted to refuse the development this week.
Derbyshire-based Clowes Developments first submitted an outline application for the scheme, which would see a business park built on 17 acres of land at Shacks Barn Farm between Towcester and Silverstone, in December 2020.
In its proposals, the firm said the 345,000 sq ft business park would provide an “anchor” for the high-performance engineering and motorsport industries, designed to link up with the Silverstone motor racing circuit around two miles away.
Work on the development was expected to begin in the later part of 2021, but the local planning authority’s “detailed discussions” with highways bodies over the impact of the scheme on the transport network had led to a near five-year delay in determining the application, a meeting of West Northamptonshire Council’s planning committee was told.
The application had eventually been recommended for approval at the council planning meeting on Tuesday, 21 October.
However, following a near two-hour long discussion in front of a packed public gallery at The Forum, Towcester, the committee decided against the recommendations of its own officers – turning down the proposals due to concerns over public transport links, as well as footpaths and cycle connections to the scheme.
No objection was raised by National Highways or West Northamptonshire Council over highways issues, although West Northamptonshire’s highways team said they had some concerns over “cumulative impacts” at the Tove roundabout, linking the development with the A5 and A43.
Nonetheless, the application had received 569 objections from members of the public, mostly relating to both the impact on traffic conditions, and effect on landscape from planned 15 metre-high sheds on the development.
The scheme had also received objections from five parish councils, and the Silverstone and Whittlebury Residents Association.
Summarising the concerns of the parish councils, Councillor Mark Shettle, representing Whittlebury Parish Council, told the meeting he believed it was a “grossly misplaced warehousing scheme”.
“Please invite the developer to engage with the Silverstone 2035 vision, and come forward with plans that will support our local SME economy, provide genuine local jobs for local people, bring sustainable development, good infrastructure and protect the landscape in one of the most visually attractive and historic areas in the county,” he asked the committee.
In response, Ross Middleton from Northampton-based CC Town Planning, speaking on behalf of the applicant, said the application would meet the council’s targets for mixed-use employment for the land, which had been identified as employment land in the emerging local plan for the area.
“This site forms part of the council’s wider strategy for economic growth which the council have planned for, tested and adopted through a collaborative approach with all stakeholders over the past decade,” he said.
“The market evidence confirms exceptionally strong demand in this location from the advanced manufacturing, motorsport and technology sectors, all associated with the Silverstone cluster. Once operational the site is expected to support in excess of 500 jobs with many more created indirectly through the supply chain.
“This presents a multi-million pound private-sector investment into West Northamptonshire’s economy, attracting high value employers and retaining enterprise locally.”
Ten members of the planning committee voted to refuse the application, with one abstention.
Following the meeting, a spokesperson on behalf of Clowes Developments said they were “disappointed” by the decision.
“Alongside our partners, we are carefully reviewing the feedback provided and considering our next steps. Our commitment to working collaboratively with local stakeholders remains strong, and we will continue to seek opportunities to bring forward proposals that support sustainable economic growth and meet the needs of the community,” they said.
“We remain confident that the development will deliver substantial benefits to the local area, including high-quality industrial and warehouse space, the creation of new jobs, and much-needed improvements to local infrastructure.”
Plans and documents relating to the application can be viewed on West Northamptonshire Council’s planning portal using reference: S/2020/2337/MAO
