Major Rushden development plans refused

Plans for a major Rushden development including a supermarket, a 60-bed care home and a drive-through unit have been refused unanimously by councillors.

The Rushden Gateway plan, to be built on land north of Northampton Road and south of the A45 in Rushden, was thrown out on Thursday, September 10 by East Northants Council's planning management committee.

Ashfield Land Developments Ltd's plans for the site had included a supermarket with a single vehicular point of access onto Northampton Road with three pedestrian entry points.

Cllr Andy Mercer who spoke at the meeting: "The delivery lorries serving the supermarket would have had to reverse over the pedestrian crossing."

Cllr Mercer had been studying the plans prior to the meeting and was reviewing the swept path analysis - the simulation of a vehicle moving within a digitally designed road, driveway, developments or parking facilities - to make sure that vehicles using the site would be able to manoeuvre safely.

He said: "Initially nobody spotted it. I asked for a swept path analysis. You should not have HGVs having to reverse over a pedestrian crossing from the car park to the supermarket entrance. It's not acceptable.

"I feel very satisfied that everyone was in agreement. It was the right decision. We had a long debate and analysed it thoroughly. It's a job well done."

Developers had said that the development would create temporary employment during construction as well as the equivalent of 486 full-time jobs afterwards.

Despite the potential jobs boost, more than 80 objections had been received including saying it was 'unwanted and unnecessary development.'

Other concerns include numerous highways issues, no need for additional warehouses, supermarkets, eateries and takeaways here, that additional retail will kill the town centre, air quality concerns and noise pollution.

Ward councillor Dorothy Maxwell, who attended the meeting, has been campaigning against the plans for five years.

She said: "Of course I'm delighted that it has been refused. People didn't believe me about the problems the traffic would cause.

"It wasn't just because of the swept path analysis, 1,334 vehicles coming out of that site a day and another 360 coming out of the housing site it was the noise and pollution and the build-up of traffic.

"The nursing home would have had to keep their windows closed all the time because of the noise.

"And then to be told that the lorries would be reversing over the pedestrian crossing.

"I'm in the process of asking Grant Shapps [Secretary of State for Transport] to put a 'stop' notice on the application to ensure that the roundabout is sorted out.

"It's not a development that's fit for purpose."

She added: "I would like to see a hotel on the site. It would fit in really well there."

As well as residents being against the plans, concerns or objections had been received from RPC Containers, Waitrose, Asda and Ellandi, the owners of Kettering's Newlands Centre.

Rushden Town Council as well as Higham Ferrers and Irthlingborough Town Councils had also objected.

Officers had recommended the application be granted subject to a satisfactory Section 106 planning agreement being secured.

Fellow ward councillor, Sarah Peacock, said: "I'm pleased it was refused. We want something to enliven the area. These warehouses are an easy option. We're becoming a county of warehouses."

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