Q. Now Buckton Fields has received planning permission does that mean the development will definitely go ahead?
We are pleased that Daventry District Council approved our outline proposals for Buckton Fields on 20 October 2011.  We are now working to finalise our detailed plans for the site, and will keep the website updated as our plans develop.

Q. Will Buckton Fields go ahead without Northamptonshire County Council’s land?
Ensign already controls the 16.4 acres of land required for phase one of Buckton Fields and, subject to final agreements with the planning authority, we will be able to begin development.  Phase one would create a residential development of approximately 376 homes, public open spaces and children’s play areas.  Land is also available for a two form entry primary school if required.

THE SITE

Q. Why does Ensign want to build here?
Ensign has maintained an interest in the land at Buckton Fields for some considerable time, and believes that development of the site is necessary to support the sustainable growth of Northampton and the regeneration needed in the town. Buckton Fields is an ideal area for development as an urban extension of Northampton and this is already recognised in its allocation in the Daventry
Local Plan.

Q. What is the area of land being proposed for the development?
The overall development would cover approximately 50 hectares. Bordered to the west by the A5199 and to the east by the A508, Buckton Fields is located 4.5km from Northampton town centre, immediately to the north of the existing residential district of White Hills, which lies within the boundary of Northampton Borough Council. The Buckton Field site itself lies within the boundary of Daventry
District, therefore the outline planning application was submitted and approved by Daventry District Council.

HOUSING

Q. How many homes are to be built on the proposed development?
The original planning application submitted to Daventry District Council in October 2007 outlined the delivery of a scheme of up to 1,250 homes. However, in October 2010 Ensign submitted revisions to the original planning application which saw the number of homes proposed for the site reduced to 1,050 – a reduction of 200 houses.  This is the application that was approved on 30 October 2011.

Q. What type(s) of homes will be built?
The new development will provide a wide range of accommodation types including two, three and four bedroom quality homes and apartments built to the highest industry standards, including provision for affordable housing. This will cater for a diverse mix of residents and help create a vibrant and active community.

Q. How high will the buildings be?
The majority of buildings at Buckton Fields will be two storeys, rising to about two and a half to three storeys along key frontages such as boundaries of central open spaces and feature squares. A slight variation in building heights throughout the development will help to create a more interesting street scene.

Q. What provision will there be for affordable housing?
Ensign will be making provision for affordable housing as part of the development at Buckton Fields. The exact figure and mix of tenures will be determined in discussions with Daventry District Council and Northampton Borough Council.

POLITICAL

Q. By building Buckton Fields on the proposed site, aren't you passing the problems of Northampton onto rural Daventry?
It is vital for the whole area that Northampton is an economically successful, socially vibrant town. Buckton Fields will be an urban extension to Northampton with the related infrastructure required to create a sustainable community. This strategy has already been fully endorsed, hence the reason for the site being allocated in the Daventry District Local Plan.

Q. What are the key benefits of Ensign's proposal for Buckton Fields?
Buckton Fields will help meet the identified housing targets for Northampton, whilst supporting the regeneration and sustainable development of the area. The proposed site is close to the existing local infrastructure and would also mean that more environmentally sensitive sites would be protected.

ENVIRONMENTAL

Q. Will development at Buckton Fields increase the chance of flooding?
The Environment Agency has identified that the Buckton Fields site sits outside the River Nene floodplain. In addition, having modelled the effects of extreme rainfall conditions, including the potential effects of climate change, on the River Nene the Environment Agency has identified that the site is outside the predicted 1-in-1000 year flood level.

An updated drainage strategy has been developed for the site to take into account the effect of 1 in 200-year storms and the effects of climate change. This includes the creation of four retention ponds to hold surface water run-off and ensure the discharge to the River Nene is no greater than the natural rate of run-off from the existing site. The parameters adopted are as recommended by the Environment Agency.

An updated Flood Risk Assessment has been undertaken by Ensign, taking account of discussions with the Environment Agency, which conforms to government guidance (PPS25). This shows that development at Buckton Fields will not increase the risk of flooding in the Northampton area.

Q. Will the Buckton Fields development have an impact on air quality in the area?
As part of our planning application for the Buckton Fields site, we were required to carry out an Impact Assessment to demonstrate how a development at the site could affect local air quality, particularly with respect to the Air Quality Management Area (AQMA) declared on Harborough Road by Northampton Borough Council in 2008.

After discussing the proposed methodology with Daventry District Council and Northampton Borough Council, the assessment has predicted air quality in the future with and without development so any impacts can be identified.

The Impact Assessment showed that a development at Buckton Fields would have a slight adverse impact on local air quality, but would not result in air pollutant levels rising above the standards and objectives set out in the Air Quality Regulations 2000 and Air Quality (England) (Amendment) Regulations 2002. These standards and objectives are those set by the Government in order to protect human health. They are used by local authorities and represent the appropriate legislation against which this assessment needs to be based.

Q. Are there any Tree Preservation Orders (TPO) on the site?
There is currently a TPO order from 1971 on the south eastern boundary of the site; however on visual inspection no trees in the described area relate to this order. There is a possibility this order is incorrect or alternatively these trees have already been removed. In any event we will ensure this southern boundary is safeguarded from the construction and operation of the development.

Q. What is being done to sustain and preserve the site's ecology?
The enhancement of existing ecology is inherent to the proposals and has been given full consideration in the development of the masterplan. Existing hedgerows will be retained within the development and will be complemented by additional new scrub and managed grassland habitats in the proposed public open space areas.

This will play a vital role in species enhancement and provide opportunities for existing and new species to be incorporated into the development, for example, opportunities for reptiles, foraging bats and birds. Additional measures to encourage bats will also be provided, for example, bat boxes.

Regular management regimes will help to enhance these areas further. The provision of an Ecological Construction Method Statement (ECMS) during the construction phase and a long term Ecological Management Plan (EMP) will both be developed to ensure conservation and maintenance of habitats and species within the site.

Q. Does the site have any archaeological/cultural heritage? If yes, what impact will Buckton Fields have and how will it be preserved?
There are no Scheduled Ancient Monuments (SAMs) under the Ancient Monuments and Archaeological Areas Act 1979 on or adjacent to the site. The Sites and Monuments Record (SMR) note four entries within the site area, however it is very likely that these archaeological deposits have been significantly damaged by a long history of agricultural activity and none are considered to be of national significance.

Most surviving deposits investigated on the eastern area of the site are very ephemeral and have low archaeological value. All significant archaeological remains will be fully recorded in advance or during construction and as such there will be no predicted significant adverse residual effects on the buried archaeological resource.

IMPLICATIONS FOR SURROUNDING VILLAGES

Q. Why does this area need more housing?
Northampton is a regional growth centre and is to accommodate substantial new housing and employment as part of a strategy for sustainable growth. It is recognised that not all of that growth can be met from within the Borough Council’s own boundary. As part of this growth it is important to maintain the vitality of the local economy, which new developments can bring, as well as delivering the much needed homes for local residents, including provision for affordable housing.

Q. Why do you need to build on a greenfield site?
The annual monitoring report published by Northampton Borough Council in December 2006 illustrates that the level of housing planned for the Northampton area cannot all be accommodated for by brownfield sites in the town.

When it comes to the development of Buckton Fields, there are no special environmental considerations that need to be taken into account. In addition, being located directly adjacent to Northampton, Buckton Fields presents an ideal opportunity for the development of a sustainable urban extension offering a high standard of accommodation.

Q. There are other big developments in the area, why do we need another one?
The site is allocated in the Daventry District Local Plan. The sub-regional policy framework refers to the development arising in the wider Northampton area. The level of growth for Northampton is significant and a number of urban extensions will be required in addition to brownfield sites in the town.

Q. Will Ensign be using local companies for the development?
Ensign is keen to work with the local community and will use local companies on the development where possible.

TRANSPORT

Q. Will this development create an increase in traffic during the construction of Buckton Fields? What plans are in place to limit congestion during construction (site traffic)?
While development work is in progress, every effort will be made to ensure that disruption to local residents is kept to the very minimum possible. At Buckton Fields, we will work with Daventry District Council to ensure reasonable hours of work to minimise any impacts of construction traffic, especially at peak times. Modern methods of construction and effective planning will help to reduce the levels of construction traffic.

Q. Once Buckton Fields is complete what steps will be taken to limit congestion on the local roads?
To support the planning application, Ensign carried out a comprehensive Transport Assessment (TA) that looked at the accessibility and sustainability of the site, the traffic flows generated and the impact on the surrounding roads and junctions.

The results of the TA have fed into a comprehensive transport strategy, which will be put in place to minimise the level of traffic generated by the development. Some minor road improvements are also needed.

Q. Will anything be done to improve public transport? How will any increases in traffic be handled?
Ensign is committed to ensuring its development is fully sustainable.
Northampton County Council is currently considering the viability of a Park & Ride at Buckton Fields – if it concludes the Park & Ride will not go ahead Ensign will instead be required to make an equivalent financial contribution towards delivery of the Phase Two Kingsthorpe Corridor Road improvements. 

In addition to this, it is envisaged that new bus services will also be provided, connecting the site with key employment, retail, education and leisure locations.

Q. Are there plans for new bus lanes and cycle paths?
The provision of footpaths and cycleways would be developed as part of the transport infrastructure. Full details will be agreed with the County Council. These will help secure a sustainable development that is not over-reliant on the car.

THE DEVELOPMENT PLANS AND INFRASTRUCTURE

Q. How are the needs of existing residents being considered?
We recognise the implications of delivering the right infrastructure for the local community and the need for a high quality, sustainable development. Ensign has undertaken a public consultation process to ensure it fully understands the housing and socio-economic needs of the local communities in Northampton and Daventry.

The feedback received has been taken into consideration and used to help shape the outline planning application for the site and respond to the identified long terms needs of the community.

Q. Apart from housing, are there any other intended uses for the site, e.g. retail/commercial?
Buckton Fields will be a mixed-use development including provision for jobs for the retail and commercial sector which is vital to creating a fully functioning, vibrant community.

Q. Will Smiths Farm Shop be retained within the new development?
The approved planning application for the full Buckton Fields site seeks to retain Smiths Farm Shop in its current location. Ensign will work with both the Smiths and the landowner - Northampton County Council - to identify a solution that can be incorporated in a future detailed planning application for the site.

Q. What other social infrastructure will be built to support the new community?
The consented application includes plans for a primary school, public open space and community facilities. In addition to this the proposals include provision for a residential care home accommodating up to 70 beds.

Engagements undertaken with the Primary Care Trust/NHS in the context of this planning application, indicate that either a new doctors' surgery will be provided within the local centre or financial contributions will be made towards the provision of a new "one-stop-shop" for medical treatment, a concept currently being considered by the PCT/NHS, on a site to be determined in due course.
The final decision on this matter will rest with Daventry DC, the PCT/NHS or
the parties jointly.

Q. How is a decision made on the additional infrastructure required to support development at Buckton Fields?
Part of the conditions and legal agreements for Buckton Fields, identify contributions Ensign will have to make to address the impact of the development on the local community and associated infrastructure.

The nature and precise level of those contributions will be set out in the legal contract known as the Section 106 agreement. The details of the agreement will be decided by the Local Planning Authority in consultation with a number of public and private sector bodies including education, transport and
health authorities.

The Section 106 agreement is likely to address issues including provision of funds for traffic calming measures, new play facilities, tree planting, cycle paths, meeting places, affordable housing, education and health care facilities.

Q. How long will the construction process take and when will it start?
There are a number of issues still to be tied up, but subject to receiving the appropriate approval on reserved matters, construction should commence within 12 months with first occupants moving in nine months later.

Q. How will the development be implemented?
The construction of new homes and associated infrastructure will be delivered in three phases. The phased approach will ensure development is supported by the necessary infrastructure.

The key principles underpinning the phasing strategy aim to: