Campaign to Stop Thrapston Warehouse Development Enters Critical Phase

Written by Cllr Jerry Hawkins

Two applications to build massive warehouses on farmland at the edge of Thrapston are now at a critical stage as developers press for planning approval.

The first, on Glebe Land adjacent to the A605, next to the Lazy Acre estate, is over 144 acres. The second site, known locally as Castle Manor, is even larger at 175 acres. Together these sites would be four times the size of the existing Haldens Parkway Distribution Centre. If allowed to proceed, the two developments combined would cover a larger area than Thrapston town and dwarf nearby Titchmarsh.

Objections have been lodged with North Northants Council (NNC) as the Local Planning Authority at every stage by residents, Thrapston Town Council and local organisation STAUNCH. Despite the applications consisting of hundreds of documents and thousands of pages, with multiple revisions, STAUNCH has challenged the "evidence" at every stage, identifying inaccuracies, omissions and process failures throughout.

North Northants Council have failed to reach a decision on either application so Newlands, who are behind the Castle Manor planning application, have decided to take their application direct to appeal before the Planning Inspector. This represents a new phase for those opposing these plans as they must take part in the appeal hearings.

While dedicated volunteers will continue to work on the evidence to be brought, legal representation is essential. The developers have a track record of devoting huge resources to legal battles and the presentation of their case. Just having the facts to oppose the plans will not be enough to persuade an Inspector, an experienced barrister will need to be appointed to present the opposition case and cross examine the other parties over their evidence.

Legal representation is expensive and a fighting fund of at least £50,000 to employ a barrister for this appeal is needed. However, it is anticipated that the Glebe Land development will also go to appeal and so the total required will be about £100,000.

Without adequate funding for legal representation, the developer's appeal is likely to succeed and the warehouses will be built despite the consequences and impact.

STAUNCH has raised over £30,000 from community events over the past three years: Titchmarsh Parish Council has already contributed and other town and parish councils are expected to donate. However, more is needed and local residents are asked to help financially in any way they can.

Donations can be made via the STAUNCH website: https://staunchcampaign.org/fundraising/.

There are many reasons to oppose these developments: They would have severe and unsustainable traffic impact with a huge increase in HGV traffic on already congested roads. They would cause irreversible environmental harm to the cherished Nene Valley landscape and damage the internationally recognised nature reserves around Thrapston and Titchmarsh lakes. The developers have failed to produce any credible evidence of tangible local benefit to Thrapston or the local villages; existing warehouse operators already experience major recruitment problems. The scale, function, and design of the warehouse are not in keeping with the character or scale of Thrapston, a rural market town and conflicts with established planning policy. This aims to promote sustainable development that respects local character, infrastructure capacity, and community need. With other large-scale logistics developments already built or approved nearby, the cumulative effect on roads, public services, and the environment is being ignored. This piecemeal approach to planning will ultimately transform the area beyond recognition – without a coordinated infrastructure plan.

Looking, along the A14 and A45 from Thrapston, the impact of unrestricted, massive scale warehouse developments has completely altered the character of several nearby towns. Small rural towns and farmland have been transformed into industrial landscapes, forever, altering completely the quality of life for residents. This cannot be allowed to happen to Thrapston.