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Planning application

Land at Towcester Vale Towcester

Awaiting decision West Northamptonshire 2026/2927/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 Application for School Substation of the Towcester Grange development pursuant to planning permission S/2007/0374/OUTWNS) Outline application for the creation of a new mixed use neighbourhood at Towcester comprising: 2750 homes; employment land to support B1, B2 and B8 uses; a main Local Centre (food store, retail units, public house/restaurant, doctors surgery/medical centre, nursery/crèche and community hall); a support local centre (corner shops, takeaways); mixed use commercial area to accommodate Class C1 Hotel with conference and leisure facilities; two new primary schools; areas of public open space and strategic landscaping, incorporating new formal Sports Pitches, and combined community facility and Pavilion and parking and new allotments; the provision of the Towcester Relief Road connecting the A5T to the A43T; surface water/flood management works and necessary related engineering works for drainage and services. OPP was accompanied by an EIA.

As published by the council, reference 2026/2927/RM

Application record

Reference
2026/2927/RM
Type
Reserved Matters Application
Status
4 - Consultations Despatched (1-10)
Received
7 Jul 2026
Validated
7 Jul 2026
Ward
Towcester Ward
Parish
Towcester
Decision by
Delegated

Site history

Applications at this address on the West Northamptonshire register

This site has had 40 applications since 2022: 37 approved, 0 refused.

  • 2026/3024/COND Granted

    Land at Towcester Vale Towcester

    Discharge of condition 10 [Communal Satellite Aerial] for planning permission 2025/1448/MAR - Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS

    Decided 17 Aug 2026 Conditions
  • 2026/3023/COND Granted

    Land at Towcester Vale Towcester

    Discharge of condition 5 [Meter Boxes] for planning permission 2025/1448/MAR - Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS

    Decided 17 Aug 2026 Conditions
  • 2026/2920/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 9 (Bin Stores) of planning permission 2025/1448/MAR (Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS at Land at Towcester Vale Towcester).

    Decided 17 Aug 2026 Conditions
  • 2026/2921/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 13 (Cycle Parking) of planning permission 2025/1448/MAR (Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS at Land at Towcester Vale Towcester).

    Decided 17 Aug 2026 Conditions
  • 2026/2355/COND Granted

    Land at Towcester Vale Towcester

    Discharge of condition 7 (Landscaping) of planning permission 2025/1448/MAR (Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS at Land at Towcester Vale Towcester).

    Decided 6 Jul 2026 Conditions
  • 2026/2357/COND Granted

    Land at Towcester Vale Towcester

    Discharge of condition 8 (Lighting) of planning permission 2025/1448/MAR (Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS at Land at Towcester Vale Towcester).

    Decided 6 Jul 2026 Conditions
  • 2026/1103/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 11 [Foul Drainage] of Planning Permission S/2007/0374/OUTWNS [Outline application for the creation of a new mixed use neighbourhood at Towcester comprising: 2750 homes; employment land to support B1, B2 and B8 uses; a main Local Centre (food store, retail units, public house/restaurant, doctors surgery/medical centre, nursery/crèche and community hall); a support local centre (corner shops, takeaways); mixed use commercial area to accommodate Class C1 Hotel with conference and leisure facilities; two new primary schools; areas of public open space and strategic landscaping, incorporating new formal Sports Pitches, and combined community facility and Pavilion and parking and new allotments; the provision of the Towcester Relief Road connecting the A5T to the A43T; surface water/flood management works and necessary related engineering works for drainage and services at Land At Towcester Vale Towcester]

    Decided 23 Apr 2026 Conditions
  • 2026/1098/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 2 [Floor Levels] of Planning Permission 2025/1448/MAR [Approval of reserved matters (access, appearance, landscaping, layout and scale) in respect of the main local centre comprising of a convenience store, 6 no. shop units, and 6 no. flats and 5 no. houses pursuant to outline application S/2007/0374/OUTWNS at Land at Towcester Vale Towcester]

    Decided 14 May 2026 Conditions
  • 2026/1104/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 12 [Surface Water Drainage] of Planning Permission S/2007/0374/OUTWNS [Outline application for the creation of a new mixed use neighbourhood at Towcester comprising: 2750 homes; employment land to support B1, B2 and B8 uses; a main Local Centre (food store, retail units, public house/restaurant, doctors surgery/medical centre, nursery/crèche and community hall); a support local centre (corner shops, takeaways); mixed use commercial area to accommodate Class C1 Hotel with conference and leisure facilities; two new primary schools; areas of public open space and strategic landscaping, incorporating new formal Sports Pitches, and combined community facility and Pavilion and parking and new allotments; the provision of the Towcester Relief Road connecting the A5T to the A43T; surface water/flood management works and necessary related engineering works for drainage and services at Land At Towcester Vale Towcester]

    Decided 29 May 2026 Conditions
  • 2026/1092/COND Granted

    Land at Towcester Vale Towcester

    Discharge of Condition 9 [CEMP] of Planning Permission S/2007/0374/OUTWNS [Outline application for the creation of a new mixed use neighbourhood at Towcester comprising: 2750 homes; employment land to support B1, B2 and B8 uses; a main Local Centre (food store, retail units, public house/restaurant, doctors surgery/medical centre, nursery/crèche and community hall); a support local centre (corner shops, takeaways); mixed use commercial area to accommodate Class C1 Hotel with conference and leisure facilities; two new primary schools; areas of public open space and strategic landscaping, incorporating new formal Sports Pitches, and combined community facility and Pavilion and parking and new allotments; the provision of the Towcester Relief Road connecting the A5T to the A43T; surface water/flood management works and necessary related engineering works for drainage and services at Land At Towcester Vale Towcester]

    Decided 15 Apr 2026 Conditions

Timeline

Dates from the published record

  1. 7 Jul 2026

    Received by West Northamptonshire

  2. 27 Jul 2026

    Added to PlanIndex

  3. Decision

    Awaiting decision

    Decision expected by 1 September 2026, 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

8 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.

In West Northamptonshire

  • 2026/2100/MAR Granted

    Land at Towcester Vale Towcester NN12 6LB

    Reserved matters (access, appearance, landscaping, layout & scale) for 128 dwellings on parcel H21-H22 (part phase 6) pursuant to outline approval S/2007/0374/OUTWNS (New mixed use development comprising 2750 dwellings, employment, local centre, education, mixed use and sports uses)

    11 May 2026 Reserved matters
  • 2025/1705/MAR Granted

    Dallington Grange Mill Lane Kingsthorpe Northampton NN5 7PZ

    Reserved matters (appearance, landscaping, layout, scale) for parcel B2 pursuant to Outline Planning Permission N/2014/1429 for 169 no. dwellings on Phase 1B (part of) Dallington Grange and approval of conditions 11, 12, 14, 19, 24, 29, 30, 39, 40 and 41 of N/2014/1429.

    10 Apr 2025 Reserved matters
  • 2026/2994/MAR Awaiting decision

    Norwood Farmhouse Sandy Lane Harpole NN7 4DG

    Reserved matters (appearance, landscaping, layout and scale) for 234 residential dwellings,associated infrastructure and landscaping at Phase 3ABC pursuant to hybrid planning permission S/2016/1324/EIA.

    13 Jul 2026 Reserved matters
  • 2026/2331/RM Awaiting decision

    3 New Cottages Litchborough Road Farthingstone NN12 8EY

    Reserved matters [Layout, scale, appearance and landscaping] for a self build detached dwelling at land off Weedon Road pursuant to approved 2023/5160/OUT

    27 May 2026 Reserved matters
  • 2025/4824/RM Granted

    The Paddocks Baker Street Gayton NN7 3EZ

    Reserved matters (access, appearance, landscaping, layout and scale) for two dwellings pursuant to outline approval 2024/4192/OUT

    6 Nov 2025 Reserved matters