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APP 02 Application Number: 17/00483/FUL Description APP 02 Application Number: 17/00483/FUL Description Demolition of existing buildings and the erection of 34 dwellings with associated access, parking, landscaping and external works. AT 82-84, Newport Road, New Bradwell, Milton Keynes, MK13 0AA FOR Paul Newman New Homes Target: 5th June 2017 Extension of Time: No Ward: Wolverton Parish: New Bradwell Parish Council Report Author/Case Officer: Allen Sacbuker Senior Planning Officer (Dev Control) Contact Details: 01908 253101 [email protected] Team Manager: Katy Lycett - 01908 252313, [email protected] 1.0 RECOMMENDATION (The decision that officers recommend to the Committee) It is recommended that planning permission is granted subject to the conditions outlined within this report and a S106 agreement. 2.0 INTRODUCTION (A brief explanation of what the application is about) 2.1 The Site The site is located within the residential area of New Bradwell. To the East, West and South of the site lie a number of residential properties of which the majority front Newport Road. To the north lies the River Great Ouse and open countryside. The application site is an existing brownfield site located within the designated residential area of New Bradwell. Whilst it is acknowledged that the footprints of the existing buildings take up only a small proportion of the total site area, nearly the entire site is covered with hardstanding (a mix of concrete and tarmac) and gravel. 2.2 The Proposal The application seeks full planning permission for the erection of 34 homes, consisting of a mix of 2, 3 and 4 bedroom properties together with access, parking and landscaping. Amended plans have been submitted as part of the application. The application has also been supported by: - Ecological Appraisal - Arboricultural Report - Sustainability Statement - Ground Conditions Assessment - Flood Risk Assessment 2.3 Reason for referral to committee The application has been referred to the Development Control Committee as the application was submitted under the previous Scheme of Delegation, and received more than 2 public objections and an objection from the New Bradwell Parish Council. 3.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 3.1 National Policy National Planning Policy Framework Paragraphs 6,7,8 and 14 - Presumption in Favour of Sustainable Development Paragraphs 11-16: Presumption in favour of sustainable development Paragraph 17: Core Planning Principles Section 4: Promoting Sustainable Transport Section 6: Housing Section 7: Design Section 8: Promoting Healthy Communities Section 10: Meeting the Challenge of Climate Change & Flooding Section 11: Conserving and Enhancing the Natural Environment Paragraph 173: Ensuring Viability and Deliverability Paragraphs 187 &187: Positive Approach to Decision Taking Paragraphs 196 & 197: Determining Applications Paragraphs 203-206: Conditions and Obligations 3.2 Local Policy Milton Keynes Core Strategy (Adopted 2013) - Policies: CSA: Presumption in Favour of Sustainable Development) CS1: Milton Keynes Development Strategy CS2: Housing Land Supply CS10: Housing CS11: A Well Connected Milton Keynes CS12: Developing Successful Neighbourhoods CS13: Ensuring High Quality, Well Designed Places CS17: Improving Access to Local Services CS18: Healthier and Safer Communities CS19: The Historic and Natural Environment CS21: Delivering Infrastructure Milton Keynes Local Plan 2001-2011 (Adopted 2005) - Saved Policies: D1: Impact of Development Proposal on Locality D2a: Urban Design Aspects of New Development D2: Design of Buildings D4: Sustainable Construction NE2 Protected Species NE3: Biodiversity and Geological enhancement H4: Affordable Housing: target and Site Thresholds H5: Affordable Housing: Site and Market Conditions H7: Housing on Unidentified Sites H8: Housing Density H9: Housing Mix T1-T5, T9, T10, T11 and T15: Transport T17: Traffic Calming HE1: Protection of Archaeological Sites L3: Standards of Provision P04: Percent for Art Supplementary Planning Guidance/Documents New Residential Development Design Guide (April 2012) Parking Standards (January 2016) Sustainable Construction (April 2007) Affordable Housing SPD (March 2013) Social Infrastructure Planning Obligations (September 2005) Planning Obligations for Education Facilities (December 2005) Planning Obligations for Leisure, Recreation and Sports Facilities (December 2005) Milton Keynes Drainage Strategy (May 2004) 3.3 Human Rights Act 1998 There may be implications under Article 8 and Article 1 of the First Protocol regarding the right of respect for a person's private and family life and home, and to the peaceful enjoyment of possessions. However, these potential issues are in this case amply covered buy consideration of the environmental impact of the application under the policies of the development plan and other relevant policy guidance. 3.4 Equalities Act 2010 Due regard, where relevant, has been had to the Milton Keynes Council's equality duty as contained within the Equalities Act 2010. 3.5 Screening Opinion: Not Required. 4.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) Principle of Development Design and Layout Landscaping and Trees Residential Amenity Land Contamination Parking and Highway Safety Flood Risk and Drainage Ecology Sustainable Construction Planning Obligations and Affordable Housing 5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer recommendation) Principle of Development 5.1 This site has previously been granted outline consent for up to 37 dwellings, under application reference 13/02153/OUT. Whilst this has established a principle of developing the site for residential development, this consent has expired and as such, residential development of the site must be reconsidered in line with current national and local planning policies. 5.2 The application site is located within a residential area on the Milton Keynes Local Plan Proposals Map 2001 - 2011. Policy H7 of the Milton Keynes Local Plan 2001 - 2011 (Housing on Unidentified Sites) requires proposals to be assessed against a set of 6 criteria and, in the case of this proposal, would satisfy the set 6 criteria for the reasons set out in paragraph below. 5.3 Housing development is compatible with existing land uses in the surrounding area, which are mainly residential, and the site has been previously developed (as a car showroom, but is now used under a temporary planning permission for a car hand wash and valeting service). The site is in a good location in relation to local day to day facilities. As the site has previously been used as a filling station and is in close proximity to the River Great Ouse, due consideration should be given to potential contamination issues and flood risk. There is sufficient capacity in existing infrastructure including water supply, drainage and other utilities and the applicant has agreed to make financial contributions towards community facilities such as schools and health facilities to mitigate any deficiencies in community facilities and infrastructure as a result of the proposed development. Therefore the principle of development on the application is acceptable. Design and Layout 5.4 In terms of policy context, policies D1(iii), D2 and D2A of the Local Plan and CS13 of the Core Strategy require the decision maker to have regard to the design and visual impact of new development and to the context within which it is placed. 5.5 The proposed layout shows dwellings fronting a T-shaped internal road layout with footpath. Whilst it is acknowledged that this layout differs from the linear form of properties fronting Newport Road, consideration must be given to the existing extent of the brownfield site and how best to make efficient use of the land. The existing site contains a relatively small footprint of buildings at its centre, however, is covered almost entirely with hardstanding. As such, the entire site is considered to be a brownfield site and the proposed layout makes an efficient use of the land and site. 5.6 The design provides a mix of 2 and 3 storey properties, using these taller properties as key focal buildings to add visual interest to the site. The homes would have a contemporary appearance. Within the local area there are a mix of residential property types and designs and this development is considered to respond positively to the local area and provide identifiable design. A condition requiring the submission of material details has been recommended within the report. 5.7 The proposed development would provide a mix of 1 and 2 bedroom flats and 3 and 4 bedroom houses. This is considered to be an appropriate mix responding to the mixed character of the local area and the needs of the community. 5.8 Overall, the contemporary design approach, layout and mix of dwelling types is considered to accord with saved policies D1(iii), D2 and D2A of the Local Plan and CS13 of the Core Strategy. Landscaping and Trees 5.9 Saved Policy D2 of the Milton Keynes Local Plan 2001 - 2011 details that proposals should include landscaping that integrates with the surrounding area. Indicative landscape proposals plans have been submitted to the Authority, which shows the general principles for new landscaping proposals. Whilst it is acknowledged the Landscape Officer is requesting further details, this would be controlled by the recommended condition requiring the submission of a landscape scheme. 5.10 The Arboricultural Officer notes that the Root Protection
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