Tilia Homes' detailed plans for 365 more homes at Landimore Park, Hardingstone, go to committee on Tuesday 17 November. Officers recommend approval.

Detailed plans for 365 more homes on the edge of Hardingstone go to West Northamptonshire Council’s Strategic Planning Committee on Tuesday 17 November. Council planning officers recommend approval.

The homes are Phase 3 of the estate Tilia Homes is building off Newport Pagnell Road, marketed as Landimore Park. The committee meets at 2pm at The Forum, Moat Lane, Towcester. (Agenda, 17 November 2026)

The application, reference 2025/4934/MAR, is for reserved matters. That means the principle of building here is already settled. Outline permission for up to 1,000 homes was granted in April 2016 after a public inquiry. The committee is deciding the layout, the look of the houses, their scale and the landscaping. (Committee report, 2025/4934/MAR)

What Phase 3 includes

The report describes the phase as “The Village”, a less formal part of the wider estate. Every home is two storeys.

The plans include:

  • 365 homes, from two-bedroom terraced houses to four-bedroom detached homes
  • 87 affordable homes, in three clusters of 33, 28 and 26
  • a multi-use games area and a junior football pitch
  • two equipped play areas and a smaller play area
  • allotments with their own parking
  • an avenue designed to take a bus route, so buses could later run through to the neighbouring site to the east
  • electric car charging points, which the report notes were not required by the outline consent

One in ten homes will be built to accessible or wheelchair-user standards.

The mix of homes

Homes Open market Affordable
Two bedrooms 38 27
Three bedrooms 123 50
Four bedrooms 117 10
Total 278 87

The report accepts that this phase has a slightly lower share of two-bedroom homes than elsewhere on the estate. It says the design code for this part of the site always expected lower density.

Why only 24 per cent affordable

The council’s own policy asks for 35 per cent affordable housing on sites of 15 homes or more. Phase 3 provides 24 per cent.

That figure was fixed in the Section 106 agreement of 29 July 2015, after a viability assessment. A later change, approved on 10 July 2025, lifted the share on two other phases instead:

  • Phase 1a, to 34 per cent
  • Phase 2a, to 35 per cent

Phase 3 stays at 24 per cent, with 70 per cent of its affordable homes for social rent and 30 per cent intermediate. The council’s housing strategy team has said the mix is acceptable.

These are the same 87 homes the council agreed in September to buy itself, after Tilia could not find a housing association to take them. We covered that purchase and its withheld price at the time.

No objections

Nobody wrote in to object or support, according to the report. None of the statutory consultees objected either, including Hardingstone Parish Council, National Highways, the Environment Agency and Natural England.

The developer will also pay towards protecting the Upper Nene Valley Gravel Pits Special Protection Area, which is 5.9km from the site.

What it means for you

If you live in Hardingstone, the vehicle access for this phase comes off Newport Pagnell Road. It is one of two Newport Pagnell Road entrances approved in the outline consent.

Building hours are already fixed by a condition on the outline consent:

  • 8am to 6pm, Monday to Friday
  • 8am to 1pm on Saturdays
  • no work on Sundays or public holidays
  • no construction traffic in or out before 7am

The committee meeting is public and is webcast on the council’s meetings site.