Policy KET6 Brownfield Development
Proposals that replace derelict or underused brownfield must demonstrate high-quality urban design and contribute to healthy, inclusive, and sustainable neighbourhoods. Proposals will be assessed against Building for a Healthy Life (BHL) principles. Development should optimise density in a manner that respects the scale and urban grain of the surrounding context, demonstrate a high standard of design and promote both sustainability and wellbeing.
- Within the defined Town Centre and in appropriate locations as set out in KET2, as shown on the Policies Map, proposals:
- must be no more than three storeys in height, except where they are justified through a townscape and visual appraisal and designed reinforce legibility or mark key corners, vistas, or gateways
- must respond positively to the established urban morphology, street pattern, and architectural rhythm of its immediate context.
- must respect and enhance local character, materials, and detailing;
- must provide active ground-floor frontages that contribute to a lively and safe public realm; and
- should integrate inclusive design and adaptable layouts capable of responding to changing needs over time.
- should encourage low-car or car-free living, where supported by evidence of sustainable travel alternatives. Where parking is provided in the town centre this would be within allocated car park sites or subterranean parking integrated within new development. Dedicated spaces for car share or car clubs will also be supported.
- must prioritise walking, cycling, and public transport connectivity, as well as including a minimum of 1 secure cycle storage space per unit.
- should contribute to the improvement of the public realm and where appropriate provide, small-scale communal spaces, street trees, and green infrastructure features.
- must ensure boundary treatments and surface materials reflect the character of the relevant Urban Quarter as defined in the Urban Codes SPD.
- In the remainder of the Neighbourhood Plan area, proposals:
- a. must demonstrate how they respond to the established street pattern, building line, height, architectural qualities, spatial rhythm and materials of its surroundings.
- should generally be two storeys in height, with opportunities for up to four storeys where compatible with adjacent development and the wider townscape.
- must make provision for parking that is adequate and well-integrated within the site to avoid additional on-street parking pressures, located to the side or rear of dwellings where possible, with courtyard or mews arrangements preferred to frontage-dominated layouts.
- should enhance pedestrian and cycle connectivity to nearby routes and services, as well as including a minimum of 1 secure cycle storage space per unit.
- must use materials and boundary treatments that complement local character.
- should contribute positively to the visual quality and functioning of the street, including through public realm improvements, including enhanced lighting, planting, or boundary walls, where proportionate.
- must ensure satisfactory relationships with neighbouring properties, safeguarding privacy, outlook, and access to daylight.
- should ensure transitions in scale between new and existing buildings are managed through changes in height, setbacks, or landscaping.
- should conserve the local heritage of former factory/warehouse buildings through the reuse of such buildings wherever possible, which in turn will reduce the carbon impact of demolition and rebuild.
- Development proposals which seek to provide smaller dwellings as a suitable, affordable alternative to HMOs for single persons and couples will be supported where it is demonstrated that they are well designed and meet appropriate minimum internal space standards and external private and communal amenity space standards. The demographic information bore out the case for this provision. A good example to follow was the development on Reservoir Rd
Supporting Text
- This policy balances the need to deliver new homes on previously developed land with the imperative to preserve and enhance the distinctive residential character of Central Kettering’s established neighbourhoods. Quality in design is also about helping to create healthy communities.
- Early work undertaken by the Advisory Panel and through community engagement identified a long list of brownfield sites considered to be underused or vacant which may be supported for residential redevelopment. Desktop evaluation and engagement with landowners of these sites indicated that a number were already at an advanced stage of the planning process or were actively being brought forward. As such, it was considered to be more appropriate to set out development principles for brownfield sites across wider locations neighbourhood plan area rather than creating a policy which set out specific locations which may already be consented prior to the Neighbourhood Plan being made.
- Clause A recognises that Kettering Town Centre represents the most sustainable location within the Neighbourhood Plan area for new housing, where residents can access a wide range of services and public transport. It supports the reuse of brownfield land as a key regeneration objective, in line with Policy 6 (Development on Brownfield Land) and Policy 8 (Place Shaping Principles) of the JCS, and the design objectives of the Urban Codes SPD, including its emphasis on emphasis on continuity, enclosure, and adaptability.
- The emphasis on modest height, strong street definition, and active frontages will ensure that redevelopment contributes to a vibrant, walkable, and distinctive town centre that reflects Kettering’s unique character and heritage.
- Building for a Healthy Life is a design code used across England to structure conversations and decisions about the quality of new neighbourhoods, endorsed and used by Homes England. It is focused on creating Integrated neighbourhoods, with homes for everyone with access to active travel and natural connections as well as local facilities and services. It advocates for distinctive, characterful places with easy to navigate streets, with healthy streets with appropriate parking for vehicles and bicycles and access to green and blue infrastructure.
- Applicants of major schemes (10+ units) should prepare a short BHL Statement explaining how their scheme addresses each of the 12 considerations (grouped under Integrated Neighbourhoods, Distinctive Places, Streets for All), with plans/sections/visuals as needed, making reference to the following:
- walking and cycling desire lines, public transport access, and proximity if everyday facilities & services (e.g., schools, shops, health);
- how the scheme makes the most of what’s there (topography, landscape, heritage, street patterns), creates well-defined streets & spaces with active frontages, and supports legible wayfinding;
- where appropriate, illustrating Street design that delivers Healthy Streets (low speeds, safe crossings, shade/shelter), cycle & car parking that doesn’t dominate, and robust green/blue infrastructure (SuDS, street trees, biodiversity) and;
- how homes provide choice and inclusion (mix, accessibility, tenure integration) and front-of-home quality (doors and windows to the street, refuse/EV/storage handled neatly).
For minor schemes a short report noting only the relevant considerations is encouraged. Where appropriate, reserved matters and design code submissions should cross-reference BHL to show continuity from outline to delivery.
- Clause B supports regeneration and the reuse of previously developed land within established residential areas, helping to deliver new homes while protecting neighbourhood character and amenity. It recognises that parking pressures and design compatibility are critical issues in Central Kettering’s established streets, where Victorian and Edwardian housing predominates.
- Clause C seeks to encourage the use of brownfield sites to provide quality but affordable single person accommodation as an alternative to HMOs. The demographic information supports this provision. A good recent example to follow are the two blocks of attractive one and two-bedroom flats which sit side by side on Reservoir Road, Cole Court and Knoll Court. They are a mix of rented and owner-occupied and are reasonable priced. Both have allocated off-road parking for each flat, and the long frontage of these buildings means there is also some on-street parking for visitors and deliveries. Both blocks have separate storage areas for bins and cycles and include soft landscaping.
- By requiring careful attention to materials, boundary treatments, and the rhythm of frontages, this policy ensures that redevelopment contributes to cohesive, attractive streetscapes and supports the design objectives of the Urban Codes SPD and JCS Policy 8 (Place Shaping Principles).
Policy Map
To see the full Kettering Central Neighbourhood Plan Policy Map, please visit our Policy Map page.