Councillors vote down logistics scheme that is already going to the Planning Inspectorate

By Liza Helps, Property Editor, Logistics Matters

NEWLANDS DEVELOPMENTS proposals for a 148-acre scheme of 2.2 million ft2 of industrial and logistics space near Thrapston in the East Midlands are already subject to a planning appeal to be decided by the Planning Inspectorate in July this year, but planning officers wished the Council’s planning committee to vote on the scheme prior to that date believing that the committee would follow their recommendations and approve the scheme.

But last night in what is already been seen as victory for campaign group STAUNCH (Save Titchmarsh and Upper Nene Countryside and Habitats) there was not one vote for it despite planning officers outlining the reasons for the development and why it would be important for the wider regional economy.

In commentary on Facebook, people clearly in the room during the planning committee meeting were reporting that the planning officer’s comments outlining the benefits and drawbacks of the scheme were ‘railroading’, ‘misleading’, and deemed the planning officer’s comments on why the committee should not vote against the scheme as ‘not democratic’.

Planning officers have a responsibility to inform planning committees of the legal implications of all decisions taken by that committee. At present there is a presumption in favour of such development through the latest National Planning Policy Framework. Should a council lose an appeal costs can be awarded against the council which will have to find the money  out of its budget. Despite this, one commentator reckoned the planning officer in question had a ‘hidden agenda’.

It has been estimated that just to fight appeals councils fork out more than £50 million a year on legal advice. Losing an appeal can be costly as well with fines pushing £500,000 and more. Between 2020 – 2023 it has been estimated that the average spend per council on legal advice for planning appeals has increased 146%.

The site known as Castle Manor Farm, next to the A14 would have – once developed – provided some 2,700 full time jobs with 1,000 of those from anchor tenant DHL as well as providing  around £4 million in annual business rates.

The head of the council’s Economic Development & Regeneration office fully support the proposal due to its strategic location, job creation potential, and economic benefits.

The original proposals were put forward in November 2022. At the time of the application submission the developer had DHL lined up to  pre-let a 592,000 ft2 facility on Plot 1. The remaining space was to be marketed as build to suit in units from 100,000 – 1,000,000 ft2.