Planning Inspectorate grants appeal for development of 2.2 million ft2  logistics park

By Liza Helps, Property Editor, Logistics Matters

NEWLANDS DEVELOPMENTS appealed to the Planning Inspectorate after the council failed for three years to issue a decision on the planning application after its submission following more than 1,000 objections.

Then just as the appeal was accepted North Northamptonshire’s planning committee went against  its planning officer’s recommendations to approve the scheme  and  unanimously  rejected the proposals as reported by Logistics Matters earlier this year.

Following a 10-day public enquiry, the Planning Inspectorate has given the scheme the go ahead.

Now approved, the employment site will see 2.2 million ft2 of warehousing built on green space known as Castle Manor Farm, next to Haldens Parkway along the A14.

Developers say the scheme will create about 2,700 jobs, bring in more than £4 million in annual business rates and meet a need for logistics in the area.

In his summing up the Planning Inspector noted: There is no dispute that there is an unmet need for logistics which the proposed development would partly address. I have detailed expert evidence before me from three different witnesses suggesting the current need is somewhere between 400-600 ha.”

In addition, the Planning Inspector commented upon the  importance of the A14 as a priority route of logistics. He noted: “The Inquiry established that the A14 is a priority route for strategic logistics and this is also emphasised in a number of Council documents. It was built specifically to link the port of Felixstowe to the national motorway network at the junction with the M1 and M6 and provide access to the Midlands and the North.

“It is essential for the movement of imported and exported goods across the country with Felixstowe accounting for 5.3% of all freight moved through UK ports in 2023. It also provides access to other key freight infrastructure, including the intermodal rail freight terminals at Felixstowe, Ely and Daventry. These connections allow logistics occupiers located along the A14 corridor to integrate rail freight into their supply chains, enabling the efficient movement of goods across the UK by rail.

“The A14 consequently plays a critical role in enabling the efficient distribution of goods entering and exiting the UK, connecting them to key distribution centres, manufacturing hubs and retail destinations. As such, it is of national importance and ready access to it directly contributes to growth-supporting infrastructure and the networks that support freight and logistics that the Government has identified as a particular priority.”

The site known as Castle Manor Farm, next to the A14 is expected to provide some 2,700 full time jobs 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.

Letting agent is Acre LLP.