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Planning application

Land to the east of Tiffield Road and to the north west of the A43 Towcester

Awaiting decision West Northamptonshire 2025/2092/RM Reserved Matters Application

Still open. Anyone can comment while the consultation period runs, and comments go to the council rather than to us.

Proposal

Reserved Matters (layout, scale, appearance, and landscaping) for the erection of a petrol filling station (sui generis use) and Drive-Thru cafe (A3 use) within Zone A (as set out within the Approved Parameter Plan ref: 13-019-P100-AF) pursuant to condition 2 (Reserved Matters) of hybrid planning permission S/2020/1644/EIA, comprising plant, substations, associated infrastructure including parking, amenity space, and associated hard and soft landscaping.

As published by the council, reference 2025/2092/RM

Application record

Reference
2025/2092/RM
Type
Reserved Matters Application
Status
4 - Consultations Despatched (1-10)
Received
7 May 2025
Validated
7 May 2025
Ward
Towcester Ward
Parish
Easton Neston
Decision by
Delegated

Site history

Applications at this address on the West Northamptonshire register

This site has had 7 applications since 2023: 3 approved, 0 refused.

  • 2026/1215/NMA Awaiting decision

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Removal of the existing footpath and extension of the grassed verge. Amendment to approved S/2020/1644/EIA [Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, earthworks and landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and strategic landscaping including drainage infrastructure at Land to the east of Tiffield Road and to the north west of the A43 Towcester.]

    Submitted 23 Mar 2026 Amendments
  • 2025/4276/COND Granted

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Partial discharge of Condition 6 [Construction Method Statement] relating to Phase 1b only of Planning Permission S/2020/1644/EIA [Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, earthworks and landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and strategic landscaping including drainage infrastructure at Land to the east of Tiffield Road and to the north west of the A43 Towcester]

    Decided 12 Mar 2026 Conditions
  • 2025/3397/COND Granted

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Discharge of Condition 26 (A43 Lighting) of Planning Permission S/2020/1644/EIA (Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, earthworks and landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and strategic landscaping including drainage infrastructure at Land to the east of Tiffield Road and to the north west of the A43 Towcester).

    Decided 23 Jan 2026 Conditions
  • 2025/2432/MAR Awaiting decision

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Approval of reserved matters (layout, access, scale, appearance, and landscaping) for the erection of five units across 2 no. buildings for industrial and/or storage and distribution purposes (Use Classes B1(c), B2, and/or B8 respectively), including ancillary offices (B1(a)) within Zone D (as set out within the Approved Parameter Plan ref: 13-019-P100-AF) pursuant to condition 2 (Reserved Matters) of hybrid planning permission (ref: S/2020/1644/EIA), comprising site access, plant, substations, associated infrastructure including service yards, parking, amenity space, and associated hard and soft landscaping.

    Submitted 9 Jun 2025 Reserved matters
  • 2025/1103/COND Awaiting decision

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Discharge of Condition 23 (Cycleway Construction Details) of Planning permission S/2020/1644/EIA [Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, earthworks and landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and strategic landscaping including drainage infrastructure at Land to the east of Tiffield Road and to the north west of the A43 Towcester.]

    Submitted 14 Mar 2025 Conditions
  • 2023/5102/FPATH Granted

    Land to the east of Tiffield Road and to the north west of the A43 Towcester

    Stopping up of PROW SB32 between Tiffield Lane and the A43 as part of the application S/2020/1644/EIA [Hybrid planning application comprising: Outline application with all matters reserved for an employment park comprising B1a, B1b, B1c, B2 and/or B8 uses, including ancillary offices (B1a), Sui Generis (selling and/or displaying motor vehicles, showrooms and petrol filling station), and/or A1 and A3 uses, service yards and HGV parking, plant, vehicular and cycle parking, landscaping. Full planning application for a new roundabout access from the A43, internal spine road, substation, lighting infrastructure, engineering operations including foul pumping station, earthworks (including creation of development plot plateaus), pedestrian and cycle infrastructure and structural landscaping including drainage infrastructure.]

    Decided 15 Jan 2026

Timeline

Dates from the published record

  1. 7 May 2025

    Received by West Northamptonshire

  2. 4 Aug 2026

    Added to PlanIndex

  3. Decision

    Awaiting decision

    Decision expected by 2 July 2025, 8 weeks from validation under the statutory target for most applications. Extensions of time are common and are agreed case by case.

    West Northamptonshire took a median of 67 days over the applications it decided in the last year.

Documents

Plans, drawings, consultee responses and the officer's report

67 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

Trade members open them from here.

Open the documents

What happens while it is decided

This application is with West Northamptonshire for determination, against a statutory target of eight weeks. Over the last year West Northamptonshire's median decision took 67 days. More in our guide to how long planning decisions take.

About reserved matters applications

A reserved matters application fills in the detail held back from an earlier outline permission, judged against that permission rather than the principle of development. More in our guide to planning application types.

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    11 May 2026 Reserved matters
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    10 Apr 2025 Reserved matters
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    13 Jul 2026 Reserved matters
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    27 May 2026 Reserved matters
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