Self-Build Appeal won at Hearing for Development in Piddington
This appeal decision is a significant win for our clients, Landstrom Group Ltd. It follows a successful planning appeal against West Northamptonshire Council. It’s also an important example for the development sector, demonstrating the value of granular research and policy knowledge.
The upheld appeal, APP/W2845/W/24/3353512, grants outline planning permission for 11 serviced self-build plots and public open space on land east of Forest Road, Piddington.
The appeal followed the Council’s refusal at committee on sustainability grounds. However, in a change of approach at appeal, the council submitted evidence, challenging the proposal on the grounds that it did not comply with the local plan policy on self-build schemes.
At the hearing, SF Planning robustly challenged the Local Planning Authority’s (LPA) assessment of self-build demand and supply. Ultimately demonstrating that the proposal fully complied with Policy LH5 of the South Northamptonshire Part 2 Local Plan (2020).
Interrogating the Evidence
Key to our approach was detailed interrogation of the Council’s Self and Custom Build Annual Monitoring Report 2024.
We identified significant discrepancies between the LPA’s figures and those submitted to the Ministry for Housing, Communities and Local Government (MHCLG). This cast doubt on the accuracy of the reported demand for self-build plots.
We further highlighted flaws in the Council’s recording of planning permissions, including instances where permissions were unlikely to result in genuine self-build schemes. Examples included cases lacking follow-up Part 2 CIL exemption forms or involving developments inconsistent with self-build criteria.
The inspector agreed with our analysis, noting that the demand for self-build plots was likely higher than stated and that the Council had not demonstrated sufficient supply to meet this need.
They concluded that the proposed 11 plots, secured through a Section 106 agreement, would help address this shortfall, aligning with the Self-build and Custom Housebuilding Act 2015 and Policy LH5, which supports self-build sites adjoining Secondary Villages (A) like Piddington.
A Sustainable and Policy-Compliant Proposal
The Inspector found the site to be a suitable location for development, well-related to Piddington’s southern edge and capable of enhancing the village’s character and vitality. Despite its position in the open countryside under Policy R1 of the West Northamptonshire Joint Core Strategy (2014), the scheme’s compliance with the exceptions in Policies LH1 and LH5 of the Part 2 Local Plan outweighed this conflict.
The decision also confirmed that sustainable transport options, including walking and cycling to nearby services in Hackleton , would be available to future residents, aligning with national planning policy.
Additional concerns, including potential impacts on the Grade II* Listed Church of St John The Baptist, surface water flooding, and highway safety, were thoroughly addressed. The Inspector determined that the development would not harm the church’s setting, and conditions were imposed to ensure effective drainage and safe access.
A Win for Self-Build Housing
By navigating complex planning policies and challenging flawed evidence, we’re able to deliver results like this for our clients. The approved development will provide 11 families with the opportunity to design and build their own homes, contributing to the diversity of housing stock in Piddington while supporting local services.
“We’re thrilled with this outcome. By scrutinising the LPA’s data and leveraging Policy LH5, we’ve secured a well-deserved approval for Landstrom Group. This decision not only benefits our clients but also advances the provision of self-build housing in West Northamptonshire, meeting a clear and evidenced need.”
Becky Brown, Director at SF Planning.
For more information about this story, Self-build Appeal won at Hearing, please contact Becky Brown.
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