STANTONBURY PARK
Development Brief
Prepared by Pegasus Urban Design | for Genesis Holdings Ltd | February 2006 | Cir_G.0101_25 Contents Stantonbury Park, Development Brief
0 05 A Foreword / Vision...... 2 Character Areas...... 44 List of Plans 5.1 Introduction Site Context Plan Stantonbury Place 01 Site Location Plan Introduction...... 4 Urban Spine Aerial Photograph 1.1 Introduction Formal Townscape Local Facilities Plan 1.2 The Role of the Development Brief Informal Townscape Public Transport Context Open Space Edge Constraints and Opportunities Plan 02 5.2 Landmark Buildings Masterplan The Site and Context...... 8 5.3 Key Frontages Landscape Strategy Plan 2.1 The Site 5.4 Safety and Security Country Park Activity Zones 2.2 Surroundings 5.5 Sustainable Building Techniques Footpath and Highway Network Plan 2.3 Constraints and Opportunities Illustrative Built Form Plan 2.4 Planning Policy Context 06 Character Areas Plan Implementation, Funding and Delivery...... 58 Phasing Plan 03 6.1 Transport and Highway Infrastructure Masterplan (fold out) Design Principles...... 18 6.2 Surface Water Drainage 3.1 Key Principles 6.3 Services 3.2 Masterplan 6.4 Development Construction 6.5 Phasing 04 6.6 Programme and Milestones Development Proposals...... 24 4.1 Introduction 07 4.2 Landscape and Open Space Strategy Appendices...... 62 4.3 Movement 01 Glossary 4.4 Housing 02 Bibliography 4.5 Community Facilities 4.6 Services Infrastructure 4.7 Surface Water Drainage and Flooding 4.8 Masterplan 4.9 Land Use Budget
Prepared by Pegasus Urban Design Pegasus Planning Group Contact; Plannining - Paul Burrell On behalf of Genesis Holdings 6-20 Spitalgate Lane Urban Design - Juliet Howes Cirencester February 2006 Gloucestershire GL7 2DE 1 G.0101_25 T 01285 641717 Vision Stantonbury Park, Development Brief
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Foreword Alternative forms of transport to the car are encouraged through This Development Brief has been produced by Pegasus Urban the careful location of the higher density housing, employment Design for Genesis Holdings Ltd as a comprehensive masterplan and community facilities around important nodes along transport for the Stantonbury Park expansion area in accordance routes and connected into the public rights of way network. with Policy EA1 of the Milton Keynes Local Plan (adopted in December 2005). Following public consultation and amendment A substantial extension to the Linford Lakes Linear Park in Milton Keynes Council have adopted the Development Brief as a order to create a Country Park is also proposed providing a Supplementary Planning Document. range of recreation opportunities for the new residents and the surrounding districts. The purpose of the Brief is to provide strategic guidance for the preparation of Design Codes and planning applications within the Stantonbury Park site and to enable the achievement of key development targets. Proposals that are not in accordance with this document are unlikely to be approved by Milton Keynes Council.
Vision The vision for the development at Stantonbury Park is the creation of a high quality, sustainable residential development which builds upon the existing community in the northern part of Milton Keynes.
A mix of dwelling sizes, types and tenures will provide opportunities for a variety of households. Local community facilities will be integrated into the residential development to aid in the promotion of a sustainable community and a small mixed use local centre is proposed providing retail, employment, residential, public house and community facilities.
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1.1 Introduction A site located on the northern edge of Milton Keynes is proposed for mixed use development comprising residential, employment, recreation and community uses.
The site was put forward as an omission site during the Local Plan Inquiry for the Milton Keynes Local Plan Second Deposit Draft. Following the Inquiry, the Inspector concluded that the site should be allocated primarily for residential development in order to assist Milton Keynes in including its growth targets to 2011. The site has subsequently been allocated for mixed use development in the Proposed Modifications to the Second Deposit Local Plan (published 2005).
Site Context Plan
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1.2 The Role of the Development Brief The Development Brief sets out the planning policies that are relevant to the site, proposals for the development of the site and the key design principles relevant to this part of Milton Keynes. It establishes;
• how the emerging Local Plan policy can be met; • the distribution of land uses on the site; • the phasing of development; • the key design principles which will underpin the layout, form and appearance of development; • transport, infrastructure and local community requirements.
This Development Brief comprises a written statement as well as a Masterplan which illustrates the proposals for the site. Other plans illustrate the existing site constraints and opportunities and provide a detailed explanation of how such elements have informed the design process. Preparing a brief establishes a clear strategy for the development for the area which can be utilised by the public, potential developers and other stakeholders.
Site Location Plan
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The preparation of this document uses an approach which has already been established in the Expansion Areas of Milton Keynes (and other places) by the Council in conjunction with English Partnerships. This approach is intended to comply with the Local Plan policies for development areas which require the preparation of Master Plans and other supporting documents.
In the case of the Eastern and Western Expansion Areas, Development Frameworks have been adopted by Milton Keynes Council as documents of material consideration when determining applications. In the light of advice from the Government Offi ce for the South East (GOSE), this Development Brief is being prepared as a document to accompany a planning application and to form the basis for public consultation. A programme of public consultation events at various stages during the preparation of this Development Brief has been held together with the Council. Initially, Focus Group sessions were held to identify the key issues of interest to the local community, which were followed by exhibitions/surgery events to enable Genesis Holdings Ltd to explain the emerging proposals and how issues raised had been addressed.
This proactive and iterative approach has responded in a positive manner to the latest advice from the Offi ce of the Deputy Prime Minister (ODPM), and is reported fully in the accompanying Statement of Community Involvement (SCI).
This brief has been prepared by Pegasus Planning Group on behalf of Genesis Holdings Ltd following extensive consultation with MKC. View from Newport Road canal bridge looking north towards the site
6 02 The Site & Context The Site and Stantonbury Park, Development Brief Context
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2.1 The Site The site covered by this Development Brief is located on the northern edge of Milton Keynes, north of the district of Stantonbury, to the north-east of Wolverton and New Bradwell and west of Great Linford. It comprises two areas, as shown on the Site Location Plan, which are;
• Land which lies between Wolverton Road and the Grand Union Canal and; • North of the Grand Union Canal.
Collectively these areas are known as Stantonbury Park.
The northern part of the site (north of the Grand Union Canal) comprises flat, open pasture which forms part of the floor of the Ouse Valley.
Within the main body of the site a shallow ridge defines the central portion of the site. The land to the north slopes from this ridgeline down to the canal and the southern part of the site slopes downwards towards Wolverton Road and the City. This whole area comprises largely open semi improved pasture.
Stantonbury Park is located immediately adjacent to the site and is accessed off Wolverton Road. The farm buildings have recently been renovated as a class B1 development (business) and are separated from the site by a screen of evergreen conifers and semi mature deciduous trees.
Aerial Photograph of Site 8 The Site and Stantonbury Park, Development Brief Context
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Archaeology up area include Stantonbury, Great Linford, Bradville and New the recreation area by Hanson Aggregates who own the former Evidence of Roman activity on parts of the site and in the Bradwell. These ‘neighbourhoods’ are located on rising ground quarry site which is run by Milton Keynes Council on a long-term surrounding area has been established through various findings. away from the Ouse Valley. lease. The centre provides educational and research facilities A settlement and river wharf have been found to the north of the relating to the lakes. site, whilst the sunken trackway which runs through the site may The surroundings to the west, north and east of the site have Roman origins. comprise several former gravel pits which now form the Linford The river Great Ouse meanders to the north of the site and this, Lakes recreational area. The Linford Lakes recreation area along with the Linford Lakes, creates an open landscape. The The former village of Stantonbury once stood on the banks of the provides a range of recreational opportunities including sailing area is managed as an important wildfowl reserve. river Great Ouse, immediately adjacent to the northwest corner and fishing. Extending to 37 hectares, the nature reserve of the site, possibly around a river crossing point. Although contains lakes, ponds, coppice, marsh and grass and is home to Approximately 1km to the north-west lies the village of present in the 11th – 16th centuries, the settlement appears to a wide range of wildlife and plant habitats. Due to the varied and Haversham whilst Little Linford is located 2km to the north. have been depopulated sometime in the 16th century due to interesting habitats and species found in and around the lakes, Enclosure. the Hanson Environmental Study Centre has been set up within
Just beyond the northwest corner of the site, the ruined St Peter’s church and graveyard is present. It dates back to the 11th century and includes examples of Norman work. To the South of this lie the former gardens of Stantonbury Manor.
2.2 Surroundings The built up area of Milton Keynes lies to the south of the site, mainly on the southern side of the Wolverton Road/Newport Road. Central Milton Keynes, including the railway station and regional shopping centre, are all located within 5kms of the site View of Stantonbury Lake and the site beyond from the north, between Little Linford and Haversham to the south. The districts which comprise the adjacent built
Existing buildings at Stantonbury Park Farm, now renovated and used as offices.
View of site looking north from Wolverton Road 9 The Site and Stantonbury Park, Development Brief Context
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Health To the south of Stantonbury Park, within Stantonbury Campus, are two medical centres of which are currently under pressure from the existing local community in terms of doctors numbers and space. Therefore, the development proposals will be required to include additional facilities or funds for an expansion of the existing medical facilities.
Education The continued growth of Milton Keynes places pressure on the existing education resources and has led to a substantial investment in the school building programme, which is one of the largest in the country. Within the City, a change in the Age of Transfer is occurring which will reduce the age of pupils attending secondary school from 12 to 11 years old. This is anticipated to allow extra space within Primary Schools.
In relation to secondary schools, the nearest to the site is at Stantonbury Campus. A review is currently being undertaken regarding the catchment areas for all the secondary schools in Milton Keynes and is likely to have an impact on the available capacity at Stantonbury Campus.
Local Facilities Plan
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Leisure Facilities Stantonbury Campus includes two sports halls which cater for the general public and these are located within easy reach of the site.
Public Transport Context There are a number of frequent bus services which operate in the vicinity of the site. These services provide eleven buses per hour in each direction during the morning peak period and seven buses per hour in each direction during the daytime. Their routes are shown on the Local Facilities Plan.
Stantonbury Park is located adjacent to two of the eight ‘Core Diameter Routes’ identified in the Faber Maunsell Public Transport Long Term Vision (PTLTV) report jointly commissioned by MKC and English Partnerships. These routes, Lines 1 and 5, will both provide a high frequency service operating at 15 minute intervals during the day and half hourly intervals during the evenings and weekends. Both these routes provide good accessibility to Central Milton Keynes and other key destinations.
Public Transport Context
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02 PROJECT: Stantonbury Park Farm, Mikton Keynes, Buckinghamshire SITE CLIENT: Genisis Holdings Limited PHOTOGRAPH
2.3 Constraints and Opportunities There are a number of opportunities which should also be utilised Any development proposed at Stantonbury Park should take into within the design of the site which include the following; account the constraints affecting the site. • Provision of a new permanent edge to the city which The constraints which have been identified are as follows; integrates the development with the surrounding Linear Park; • Public right of way network that runs through and • Provision of an extension to the Linford Lakes Linear surrounding the site; Park and creation of a Country Park; • Protection of the setting and amenity of the Grand • Provision of a mix of dwellings to accommodate a Union Canal; range of household types for around 1,200 people; • Topography; in particular the ridgeline located in the • Increasing public access to the identified areas of Archaeological remains and areas of archaeological potential on the site central portion of the site; potential archaeology; and surrounding area will require sensitive treatment and protection as part of the development proposals • Protection of the Linford Lakes and Great Ouse River • Developing further employment opportunities for Photograph 16 - Remains of St Peters Church Valley as a wildfowl reserve; existing and new residents of the area; • Treatment of existing trees, hedgerows and landscape • Development of a new extension to the city with its features, particularly those of ecological interest; distinct character; and. • Minimising the visual and physical impact of • Integration into the existing movement network development on the surrounding area, especially to to create a comprehensive pattern of transport routes the north; with improved public transport linkages. • Maintenance of the important views into open countryside; and • Treatment of the sunken trackway crossing the site; • Protection of the existing Ouse Valley Area of Attractive Landscape and the County Wildlife Site along the Grand Union Canal; • Protection of the areas of archaeological potential: • Protection of the character and amenity of Stonepit Field to the south of the site; and • Minimise the impact noise and light pollution. Photograph 17 - View south along River Gt Ouse on western boundary of area to the north of the canal
Project No LBH WEMBLEY Geotechnical & Environmental LBH3364
An extension to the Linford Lakes Linear Park provides further opportunities for informal 12 recreation The Site and Stantonbury Park, Development Brief Context
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Constraints & Opportunities Plan
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2.4 Planning Policy Context - address the connections between people and places Local Policy Framework by considering the needs of people to access jobs In terms of the local planning context, the Milton Keynes Local Plan and key services; National Policy Framework was adopted in December 2005. Policy S1 of the Plan outlines the - be integrated into the existing urban form and the Government guidance in the form of Planning Policy Guidance natural and built environment; strategic aims of the Council and states that the scale and distribution Notes and the emerging Planning Policy Statements (PPS’s) - be an integral part of the processes for ensuring of development identified is based on the following key principles; set the context within which those involved in the development successful, safe and inclusive villages, towns and cities; process should promote excellence in sustainable development. • The pursuit of greater environmental, social and economic sustain- - create an environment where everyone can ability; Sustainable development is the core principle underlying access and benefit from the full range of opportunities planning. available to member of society; and, • Concentrating new development in Milton Keynes City as defined - consider the direct and indirect impacts on the natural by the development boundary on the Proposals Map; environment” (PPS1, para. 35). PPS 1 sets out the overarching planning policies on the delivery • Maintaining the existing balance between jobs and homes in the of sustainable development through the planning system. It Regional Policy Framework City; promotes excellence in urban design; The Milton Keynes and South Midlands Sub Regional Strategy • Seeking to reduce the need for, and length of journeys by car; “High quality and inclusive design should be the aim of (MKSM) was published by the ODPM in March 2005. It provides all those involved in the development process. High the framework for the future development of the sub region • Adopting a sequential approach to identifying development quality and inclusive design should create well-mixed and (including Milton Keynes) to 2021. The strategy identified a key opportunities; integrated developments which avoid segregation and have role for the growth of Milton Keynes well-planned public spaces that bring people together and • Concentrating new development in or around existing centres, and provide opportunities for physical activity and recreation” into a regional centre, including the around nodes along public transport corridors; and (PPS1, para. 35). development of urban extensions well as the identification of the City’s • Respecting key environmental constraints. PPS1 goes on to state; existing urban areas.
“Although visual appearance and the architecture of individual buildings are clearly factors in achieving these objectives, securing high quality and inclusive design goes far beyond aesthetic considerations...... Good design should;
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Relevant Local Plan policies to the proposals are set out in Table 2.1. The suitability of the site in terms of its location, the proposed scale - Traffic calming measures along Wolverton Road, and mix of development has already been tested at the Public between the Saxon Street roundabout and the new Table 2:1 Planning Policies Local Plan Inquiry. The Inspector agreed that the site would accord junction with Wolverton Road; with the regional strategy of focusing major development in the - A local centre; D1 Impact of Development Proposals on Locality expansion areas of Milton Keynes and concluded that the site - 30% affordable housing; D2 Design of Buildings should be allocated primarily for residential development. The site - A financial contribution towards secondary school D4 Sustainable Construction Techniques was subsequently allocated for this form of development within provision in the area; NE2 Protected Species the Proposed Modifications to the Second Deposit Local Plan - A financial contribution towards health facilities in the NE3 Native Conservation Enhancement (published June 2005), under a new Policy EA7. After considering area; NE4 Conserving and Enhancing Landscape Character representations, the Council proceeded to adopt the Plan, including - Measures to ensure that the proposed linear park T2 Access for those with impaired mobility this Policy, in December 2005. Policy EA7 states that the proposals extension should be transferred to and managed by T3 & T4 Pedestrians and Cyclists for land at Stantonbury Park Farm must include; either the Council or the Parks Trust for use as public T5 Public Transport parkland in perpetuity. T6 Transport Interchanges - Housing in the southern part of the site (500 dwellings); T10 Traffic - Open space for a Linear/Country Park north of the In addition, MKC have adopted a set of Supplementary Planning T11 Transport Assessments and Travel Plans housing site and north of the Grand Union Canal (about Guidance and Documents which have been used to inform the T15 Parking Provision 60ha); preparation of this Brief, including matters such as Affordable EA1 & EA2 City Expansion Policies - A landscape and open space strategy that pays Housing and Social Infrastructure contributions. EA7 Land at Stantonbury Park Farm particular attention to the mitigation of the visual impact H8 Housing Density of the development in views from the adjoining AAL The Linear Park Extension is now referred to by MKC as a H9 Housing Mix (Area of Attractive Landscape) to the north; ‘Country Park’. This brief therefore refers to the extension to the E2 Employment Sites - An ecological survey of the development site, which Linford Lakes Linear Park as a Country Park. L1 Facilities Acceptable in the Parks System should include measures to enhance the wildlife and L3 Standards of Provision nature conservation value of the wildlife corridors along C1 Location of Community Facilities the canal and Stonepit Field; C3 Meeting Halls/Community Centres - Vehicular access for the site taken from the Saxon Street C4 Education roundabout on Wolverton Road at the eastern end of the C5 Health and Community Care site, adjacent to the canal bridge; PO5 New Housing Development Contributions
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Design Guidance Other guidance documents have also been produced, reinforcing the Government’s aims. These include By Design – Urban Design in the Planning System: Towards Better Practice (DETR/CABE 2000) and By Design – Better Places to Live (ODPM/CABE 2001), plus the Urban Design Compendium (English Partnerships and the House Corporation, 2000) and Places, Streets and Movement; A Companion Guide to Design Bulletin 32 (DETR, 1998).
Regard has also been had to emerging draft guidance from the ODPM on good practice for Design Codes, published in December 2005.
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3.1 Key Principles Character – a place with its own identity • Provision of accessible public open spaces and recreation Key design principles taken from the local context, government • Creation of a high quality place to live, work and visit, which areas to meet the needs of the local community; guidance and best practice have informed the development integrates into the existing local character but is nonetheless proposals at Stantonbury Park. distinctive; Ease of Movement – a place that is easy to get to and move • Minimising the impact of the development on the open through The context of the site in terms of the existing landscape countryside and surrounding context; • Integration of the proposals in to the existing movement character, movement networks and patterns of development has network including new public transport provision via the been investigated and utilised throughout the design process. Continuity and Enclosure – a place where public and private Diameter Bus Routes; Taking into consideration these constraints and opportunities spaces are clearly distinguished • Enhancement and extension of the existing public rights of the proposed development layers including the landscape • Creation of a clearly defined public realm through the way network as an integral part of the development; structure, movement network and land use/built form strategies provision of continuous building frontage lines and enclosed • Maximisation of the opportunities for alternative modes of are formulated. Together these layers combine to create the private spaces; transport to the car; Masterplan which will provide the basis for more detailed layout plans which will be required at a later date. Quality of the public realm – a place with attractive and Legibility – a place that has a clear image and is easy to successful outdoor areas understand The key design principles that have been used to shape the • Creation of a clear movement hierarchy providing easily • Utilisation of the existing landscape structure; proposals at Stantonbury are derived from the objectives of recognisable routes; • Responding to the site’s existing topography; Urban Design as set out in the Government’s By Design – Urban • Provision of landmark and keynote buildings which assist in • Protection and enhancement of existing landscape features design in the planning system: towards better practice (DETR/ navigation through the development; and habitats; CABE 2000) and applied to the site and its context;
The impact of the surrounding countryside is minimised through the provision of a permanent edge to the city The existing public rights of way crossing the site will be retained as an integral part of the proposala 18 Design Principles Stantonbury Park, Development Framework
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Adaptability – a place that can change easily • Building in ‘robustness’ – the ability of the development to adapt to changes; • Creation of functional and adaptable spaces, places and built form;
Diversity – a place with variety and choice • Creation of a mixed, integrated community; • Provision of a range of dwelling types, sizes and tenures;
The proposals seek to create a high quality, distinctive place to live, work and visit 19 Design Principles Stantonbury Park, Development Brief
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3.2 Masterplan this long distance footpath along the northern part of the City. The Masterplan for Stantonbury Park seeks to demonstrate how The whole undeveloped northern part of the site provides a the site can be developed in such a manner to establish a ‘sense substantial Country Park which can be managed in a way which of place’ whilst responding to the constraints and opportunities encourages greater ecological diversity whilst at the same time within and surrounding the site and has been formulated within providing informal recreational opportunities. the context of the above key principles.
The extent of the development has been positioned back from the ridge which runs though the site, thereby limiting the development’s intrusion into the open countryside.
The proposals focus development on a new urban spine which loops through the site from the existing Saxon Street roundabout (this access will then take the form of a signal controlled crossroads) and back onto Wolverton Road to the east of Stantonbury Park Farm. Where the site is accessed off the Saxon Street roundabout, a gateway is established through the development of landmark buildings incorporating residential and community uses.
Existing important landscape features are retained to ensure the landscape character of the area is maintained whilst protecting existing habitats. A detailed landscape strategy seeks to reinforce and strengthen this character.
An area of major amenity open space is proposed to the north of the ridgeline and to the north of the canal. To the west of the site, the opportunity exists to provide land which would allow for an extension to the Ouse Valley Walk in order to complete
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Masterplan
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22 04 Development Proposals Development Stantonbury Park, Development Brief Proposals
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4.1 Introduction provision of nodes and graduations of activity linked by corridors Woodland planting in the parkway also provides opportunities for The development at Stantonbury Park should be a high quality for movement, thereby providing a robust context for the wildlife habitats and movement corridors. extension to the northern edge of Milton Keynes which ensures proposed development. the city continues to develop new and innovative places for the The existing sunken trackway that runs through the site, which 21st Century. North of the built form, an extension to the Linford Lakes Linear may originate from Roman times, is retained as a green lane Park to create a Country Park is provided totaling over 53 within the proposals and provides a further pedestrian route The guidance set out in this section aims to ensure the vision hectares. The Country Park will provide enhanced public access between the open space and Wolverton Road. and key design principles already detailed in this document to the Grand Union Canal and the Ouse Valley Walk as well as on can be achieved on the site at Stantonbury Park. This section to the Milton Keynes Boundary Walk and the North Bucks Way. culminates in the presentation of the Masterplan which This area will also ensure the protection of the value of the Grand demonstrates how the site could be developed. Union Canal as a County Wildlife Site as well as its amenity value and enhance the Ouse Valley Area of Attractive Landscape to the 4.2 Landscape and Open Space Strategy north. The landscape and open space strategy has been designed to ensure the open, rural character of the landscape north of the Following the Cabinet resolution on 17 January 2006, the Council canal is retained through hedgerow restoration and scattered will be negotiating with the Parks Trust to undertake the future tree planting. management of the Country Park.
The area of the site to be developed upon has been restricted Within the Country Park, to the south of the canal, the creation to the south facing slopes of the site, south of the ridgeline, of a balancing pond for surface water drainage (further details of to minimise the impact of the proposed built form on the which are provided in a later section) will contribute a significant surrounding landscape. Not only does this ensure the edge of area of wetland habitat with potential to include both permanently the development is located to take best advantage of the local wet and seasonally dry areas, as well as provide opportunities for topography, but it also ensures a substantial ‘green edge’ to the plant, bird and invertebrate habitats. development can be established. A linear parkway is proposed through the development, The overall landscape and nature conservation strategy is connecting the Country Park to Wolverton Road and further underpinned by the Forest City and ‘string of beads’ principles south. This will form part of a leisure route in the area and aid set out in the 1970 Plan for Milton Keynes. This is based on the with the integration of landscaping features into the development.
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Existing Vegetation Existing woodland blocks within the Hanson Reserve to the north of the site and alongside Bradwell Lake to the west and in enclosure the site and the development area. Within the site boundary itself, however, existing vegetation is generally sparse, species poor woodland/shrub. Those features which are of value will be retained, wherever possible, as an integral part of the development proposals and provide opportunities for wildlife habitats and movement corridors.
Landscape Strategy Plan
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Open Space The scale of the Country Park within the proposals ensures that • High intensity – formal play areas, hard surfaced footpaths. A range of open space areas are provided across the a wide variety of play needs can be catered for, including informal • Medium intensity – meadowland for informal recreation, dog development to meet the needs of the new community at adult and formal children’s play areas. Easy access to such walking etc. Stantonbury Park. The amount of space provided accords with facilities is established through a network of footpaths connecting • Low intensity – agricultural use associated with the Hanson Policy L3 of the Milton Keynes Local Plan and comprises a mix of the park, residential development and surrounding area. Centre plus opportunities for informal/organised youth formal and informal recreation comprising; camping. In order for the countryside feel of the area to be maintained, • A Country Park; whilst a number of footpaths are provided across the park, some • A neighbourhood play area; and will be laid out with materials which allow access for everyone • A local play area. whilst others will remain as grass/meadowland.
The emphasis in the Local Plan is on meeting specific local Proposals for an additional crossing of the canal, enabling links needs, rather than providing a specific proportion of open space with Swans Way (north of the canal), will be considered, pursued within development proposals. Open spaces can also assist and implemented by MKC in their lead role in implementing the aesthetic and nature conservation objectives. Country Park. Its exact location will be established within the Design Code for the park. Overall the development proposals provide approximately 50 hectares of open space, split between the following areas; Due to the proximity of the site to the open countryside, the location and type of activities permitted across the park are Country Park organised according to intensity with the highest intensity The Country Park provides extensive access to the public, not activities being located adjacent to the built area and the lowest only those new residents of Stantonbury Park, but also the intensity area farthest to the north. Activities appropriate within surrounding districts as well as the City itself. The Local Plan each intensity zone are set out below; policy for Stantonbury Park requires that the land for the Country Park will be transferred to, and managed by, Milton Keynes Council in partnership with The Parks Trust for use as public parkland in perpetuity. A financial contribution towards the long term maintenance of the parkland will also be provided.
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Country Park Activities Zones
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Country Park Character Buildings Any buildings located in this area such as an information kiosk Function associated with the Country Park will be restricted to single To provide a parkland edge to Stantonbury Park in order to storey in order to minimise the impact on the surrounding assimilate the development into the open countryside. A countryside and sensitively designed within the area’s landscape range of activities are catered for including formal and informal setting. recreation whilst maintaining the rural feel to the area. Parking Layout Uses/Activities Car parking for the Country Park is provided within two A substantial area of public open space comprising a designated areas to ensure the park is accessible yet the neighbourhood play area, formal and informal footpaths, residents of Stantonbury Park retain their privacy. Parking areas meadowland, agricultural uses and opportunities for informal will be sensitively laid out through the use of tree planting and organised youth camping. soft landscaping. Vehicle access into the park will be restricted.
Linkages Safety and Security An extensive network of public rights of way, both proposed and Whilst the development boundary is afforded a degree of existing, connect the development to the park as well as to the screening to long distance views from the north, opportunities for surrounding countryside. Swans Way, which crosses the site, buildings located on the northern boundary of the development caters for a variety of users and is retained as an integral part of to overlook the Country Park are provided through small gaps in the park. the planting, particularly adjacent to the entrance points to the park and the neighbourhood play area. Public Spaces The majority of the Country Park will be accessible to the public; Landscape Treatment to the south of the canal, public access on foot will be provided The fundamental character of this area is created through the via hard surfaced as well as grassed footpaths. To the north of retention of existing landscape features with significant areas of the canal where agricultural uses are proposed, public access woodland blocks as well as scattered tree planting to provide a will be restricted along the existing and proposed public rights of parkland character to the Country Park. way.
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Management Principles Part of the proposals for the Country Park include a designated The principles of low input and low intensity maintenance will be area for car parking which will also be transferred to the Council. adopted throughout the Country Park with specific requirements An information point/kiosk relating to the Country Park is tailored to suit its location on the following basis; proposed adjacent to the car park and can assist in creating a gateway/entrance point. • Grassland between the residential area and the canal will be maintained grassland and hay meadow; The specific details of the Country Park including such topics as • The woodland planted areas will be maintained weed free for new planting, maintenance and management regimes and public 3-4 years to encourage establishment and thereafter with a art provision will be set out more fully within a Design Code to be naturalising woodland ground flora; approved by MKC at a later date. • The canal margin will be maintained as wildlife corridor; • Grassland between the canal and the northern site boundary will be maintained largely by a rotational hay meadow and cattle grazing under a Countryside Stewardship Scheme and open wildflower meadow; • Hedgerows will be improved and managed to retain and enhance species variety; • The riverbank and other water courses will be managed as wildlife corridors; and • Valley grassland will be managed mainly by livestock and via rotational hay meadows.
Opportunities for public art exist within the Country Park. Locations for such art will be established though detailed design whilst the Section 106 Agreement will establish the level of provision. In the early stages of design of such public art, an artist will need to be involved.
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New Planting • General preference towards scattered trees rather than Extensive use of native trees and shrub planning provides the dense woodland blocks to retain and enhance the parkland major elements of the proposed structural landscaping. The character and open views. design emphasis ensures the integration of the development into the surrounding countryside whilst ensuring visual screening and • Fragmented hedgerows in the area north of the canal to be the provision of wildlife habitats. These elements also structure consolidated with new planting and the paddock structure larger open spaces such as the open space areas as well as the restored. Country Park and greenway corridors. All native tree and shrub planting will be planting stock which is certified to be of local Native and non-native species of tree, shrub and low provenance stock. Elements include: maintenance herbaceous perennials will be utilised in order for a hierarchy of use for more intimate external spaces and the • Additional planting within the canal side hedgerow to infill distinction between private/public spaces. Specific proposals gaps and diversify specifies. Sections of hedge to be laid to will be sensitive to a detailed stage of design and will therefore create ‘windows’ through the hedge without compromising be developed at the appropriate time alongside individual plot its screening role relative to potential views of development; proposals.
• Establishment of a second hedgeline along northern edge of canal side hedgerow to strengthen the role of the existing vegetation as a wildlife corridor;
• Native trees to be planted along the riverside to enhance the river corridor;
• Strategic woodland planting to be established along the development boundary and the canal to screen potential views of development. Planting to be offset from development boundaries by at least 5m to allow maintenance access. Woodland planting will also contribute to the general aims of habitat diversity; New scattered tree planting will provide a parkland character to the proposed open space areas
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Neighbourhood Play Area Part of the Country Park includes the provision of a neighbourhood play area designed to cater primarily for children over the age of 8. This comprises at least 8 items of play equipment. The integration of this play area into the Country Park will need to be sensitively treated in order to protect the views from the surrounding countryside.
Local Play Area A local play area is provided within the central part of the site in order to cater for unsupervised play close to home for children up to the age of 8 comprising approximately 5 items of play equipment. It is located in order to ensure that residents of the development are within easy walking distance of the play area and is well connected by a network of footpaths. Its location as part of the linear parkway ensures the play area can be easily maintained whilst afforded a level of natural surveillance through adjacent residential properties overlooking the public space.
Areas of children’s play will be accommodated within the Areas for informal recreation will be provided development in easily accessible locations within the extension to the Linear Park
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04 PROJECT: Stantonbury Park Farm, Mikton Keynes, Buckinghamshire SITE Archaeology Detailed archaeological studies have been undertaken onCLIENT: the Genisis Holdings Limited PHOTOGRAPH site to ensure the development proposals take into consideration the archaeological potential of the site. The desk-based assessment suggests limited archaeological potential for the western and central areas of the site adjacent to the river. Whilst the remains of a settlement is located in the vicinity of the site, trial excavations undertaken adjacent to Stantonbury Park Farm would suggest that archaeological activity declines in intensity to the east and south east of the settlement.
The archaeological assessment of the site has demonstrated that whilst the site contains a number of locally and regionally important sites, the most significant of these are located within the areas proposed for major amenity open space where they will not be adversely affected by development. In any event, mitigation measures have been proposed as part of the accompanying Environmental Statement both to ameliorate any adverse impacts and enhance the beneficial impacts on the sites preserved in the development.
Ruins of St Peter’s Church and graveyard
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Photograph 16 - Remains of St Peters Church
Photograph 17 - View south along River Gt Ouse on western boundary of area to the north of the canal
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4.3 Movement The scale of the proposals at Stantonbury Park is such that mixed uses can be incorporated to aid the objective of minimising the reliance on the car and promote alternative methods of travel.
The biggest challenge to achieving this is to encourage people to change their travel habits. The area that offers the greatest opportunity for producing significant environmental benefits is changing short trip patterns as these result in the most inefficient use of fuel. A change in travel patterns can be changed through;
• A change in the mode of transport through encouraging walking and cycling; • Bringing goods and services to the user thereby reducing the need to travel; and • Making more efficient use of fuel through increasing the use of public transport.
Footpath & Highway Network Plan
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Urban Spine Public Transport The main transportation access into the site is via the main distributor Initially the site can be served by diverting existing bus services road which loops through the site from the existing roundabout (this through the site. After more development is completed, these access will then take the form of a signal controlled crossroads) services will be extended along the urban spine. Bus stops located on Wolverton Road and then back onto Wolverton Road to along the route are proposed at approximately 400m intervals the east of Stantonbury Park Farm. Both access points off Wolverton and are shown on the Footpath and Highway Network Plan. Road are proposed as signalised junctions. This is shown on the This will ensure that all residents of the proposed development Footpath and Highway Network Plan. are located well within 400m (5 minutes walking distance) of a bus stop and will not disadvantage anyone presently using The speed limit along Wolverton Road (from its start at the Saxon the existing bus services which run along Wolverton Road. In Street roundabout) is 60mph (the National Speed Limit) east of this the longer term, there is potential to incorporate services that point. Where the road changes into Newport Road, the speed conform to those outlined in the emerging Long Term Transport restriction is 30mph. As part of the development at Stantonbury Park Vision 2, in partnership with bus operators. it is proposed to reduce the speed limit along Wolverton Road to an appropriate level and location to be agreed through consultation and Higher density development is proposed in close proximity to the detailed design. bus routes in order to assist the viability of the services.
The urban spine has been designed to a speed restriction of 30mph The Country Park can also be accessed easily via public in order to promote and encourage public transport usage whilst transport as bus stops are provided in close proximity to the enabling cyclists to travel along this route safely without the need main entrances to the park. for segregated cycleways/redways. Pavements will, however, be provided on both sides of the road for pedestrians. The streets off the urban spine serving the residential areas will be restricted to 20mph and, where appropriate lower. By lowering speed limits along residential streets, a more pedestrian orientated environment can be created and the street can be utilised for activities other than vehicle movements.
Public transport provision is an integral element of the proposals
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Walking and Cycling Footpaths are also integrated into the development, providing Connections to areas further a field exist from the site including The design of the development proposals ensure existing public links through and between the proposed houses, employment to Stantonbury Local Centre (1km ‘easy’ walking distance) and rights of way are integrated into the scheme and new routes are areas, community facilities and areas of open space including Stantonbury Campus plus central Milton Keynes and the railway/ created linking key destinations with the proposed housing and along the line of the sunken trackway/green lane and through the bus station are within 5km ‘easy’ cycling distance of the site. the surrounding context. Linear Parkway as a leisure route. Safe crossing of Wolverton Road will be provided for both People will be encouraged to walk or cycle within the The potential also exists to provide a footpath link to the west, pedestrians and cyclists as part of the two access points onto development as well as to and from key destinations within as an extension to the Ouse Valley Way. This would enable the the development as well as through the provision of a signalised the surrounding area through the provision of an attractive and footpath to remain within the river valley and it would no longer pedestrian crossing immediately to the south of the linear safe footpath/cycleway network. Buildings will overlook these be required to travel along its current path adjacent to Newport parkway. All these crossings will be at grade in order to provide routes thereby providing maximum surveillance and perceived Road through New Bradwell. safe routes without the need to use underpasses or bridges safety to those traveling along them. An integral part of the which are often perceived as unsafe. design of foot/cycleway network is the treatment of hard and To the north of the Grand Union Canal footpaths connect the soft landscaping so as to ensure case of movement and assist Grand Union Canal Walk across the area of open space through The site also has good links to Wolverton railway station via a the aim of creating safe, attractive places. Cycling parking will the development and into the existing footpath/bridleway which well segregated SUSTRANS National Cycle Network route. be provided throughout the development in accordance with the runs along the Stantonbury Wharf to Hill Farm access road. Council’s adopted standards. Within the major amenity open space surfaced leisure routes The existing redway network provides a direct route running provide access into, through and around the Country Park. parallel to Saxon Street (V7) from Stantonbury Campus to the Other un-surfaced footpaths within the open space provide City Centre. The opportunity and ability to extend this route from shorter loops which integrate into the residential areas. Stantonbury Campus to New Bradwell and the development The existing bridleway to the south east of the site which links proposals is present. This would directly link Stantonbury Park to the Railway Walk redway will be upgraded to make the to Central Milton Keynes and would also benefit the wider route more suitable for cyclists and pedestrians. Costs for community. Due to the topography of this part of Milton Keynes, this upgrade will be covered within the agreed s106 obligation there are no physical constraints to cycling or walking along this contributions. route. The detailed routing and design of this important redway link must ensure that it is safe and convenient to use.
The existing redway network is extended through the development and encourages walking and cycling
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4.4 Housing Park Farm to the east in order to minimize the impact of the In accordance with national and local Government guidance, the development on the adjacent open countryside. development proposals make efficient use of land through the provision of at least 500 dwellings at an average site density of Development along the boundary with Wolverton Road will need circa 35 dwellings to the hectare (dph). to be sensitively designed in order to ensure the existing hedge is retained, noise from the road is mitigated and surveillance of Within the overall average site density, two density bands are the footpath/pavement along this route is provided. This will be proposed to ensure a variety of spaces and places are created to further established through the preparation of a Design Code and aid the establishment of a distinct sense of place. These bands submission of reserved matters application/s. comprise; A range of house types, sizes and tenures will be provided • High Density approximately circa 38.0 dph within the residential area to encourage the development of a • Low - Medium Density approximately circa 32.5 dph balanced community. This includes affordable housing as well as opportunities for live-work capabilities as information technology The location of the various densities specified has been develops. developed as a result of the existing landscape character and topography of the site, proximity to the urban spine, public In accordance with Policy H9 of the Local Plan, all housing transport routes, bus stops and community facilities as well as proposed on the site will be encouraged to meet Lifetime Homes the surrounding urban form. standards. This objective will be reflected within the Design Codes for the site. Higher density development is proposed around the community facilities, along the City side of the urban spine and along Wolverton Road. This will aid in the creation of a sense of arrival to the development through the use of keynote buildings and public spaces such as squares whilst ensuring that the high density development is contained within the urban spine.
Medium to lower density development is then located towards the edges of the site to the north and beyond Stantonbury
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Affordable Housing Types of affordable housing include; 30% of the total number of dwellings will be provided as • Social rented; Affordable Housing throughout the development within each • Shared ownership; and density band and character area. • Low cost/reduced cost market housing.
Policy H3 of the Local Plan states that: It is considered that well designed groupings of affordable “Affordable housing is defined as housing provided by means housing (up to 12 dwellings) rather than dispersing individual of a subsidy that will enable the asking price or rent to be lower units across the site is the most appropriate method of providing than the prevailing market prices or market rents within the affordable housing at Stantonbury Park. Borough”.
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Mixed Use Local Centre An area of approximately 1 hectare, located adjacent to the main access to the development off Wolverton Road, is proposed for a Mixed Use Local Centre in order to accommodate a local convenience foodstore, a doctor’s surgery, offi ces, a pub/ restaurant and a reserve site for other unplanned community uses. A café could also be encouraged along with other small retail units with residential above. This represents a commercially attractive area where new facilities can be provided to serve the whole of the development within a convenient walking distance (600m or around 8 minutes) of the new residents. In addition, its location along both public transport lines with dedicated bus stops enable alterative modes of travel to and from the centre to be utilised.
A new doctor’s surgery is provided as an integral part of the local centre. Discussions with the Primary Care Trust (PCT) over the most appropriate confi guration for such a facility are continuing and it is intended that the precise provision will be agreed as part of the Section 106 agreement.
A reserve site for future local community or commercial uses such as places of worship, health centres, potential community centres, residential and additional retail units is provided adjacent to the surgery within the local centre. Whilst the use of this site is, as yet, unknown, its co-location with to the doctor’s surgery offers maximum fl exibility in terms of expanding or complementing the proposed community services.
Illustrative Layout Plan - A local centre is proposed as part of the development and will provide the base for community facilities serving the local area
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Whilst the mix of uses should prove economically viable through 4.5 Other Community Facilities • Telecommunications – BT have confi rmed that no problems serving a local catchment area, the centre is not large enough in providing network services to the development are antici- to act as a trade draw away from other local centres such as Education pated; New Bradwell and Stantonbury Campus. The retail area of the Financial contributions for enhancing secondary education Local Centre will be no more than 1,200 m2 (equivalent to that provision off site are in the process of being negotiated with MKC • Gas – Transco have confi rmed that there is currently suf- which already exists at Stantonbury campus) and the foodstore as part of a wider package of Section 106 matters. Alternative fi cient capacity within the network to meet the anticipated element of the retail area will be no more than 700m2 (gross). proposals which allow for the redefi ning of catchment area load; The other uses (health centre, community reserve use, offi ces boundaries are currently being discussed with the Council’s and residential) proposed within the Local Centre are not subject Education Department. These not only assist by providing more • Foul Drainage – following a modeling exercise of the existing to a specifi c fl oorspace restriction. secondary spaces at Stantonbury, but also assists provision capacity of the public sewer adjacent to the roundabout elsewhere in the City. of the junction of Marlborough Street (V8) and Saxon Way The new Mixed Use Local Centre also incorporates public (V7) has been revealed that there is suffi cient capacity for parking areas which will offer parking facilities for the variety of At primary school level, the area is currently well served and the proposed development to drain by gravity to this sewer uses as well as parking for visitors to the Country Park. There is there is spare capacity for new pupils generated as a result of the without the need for any upgrading works. also the scope to provide parking for people visiting the cemetery proposed development at Stantonbury Park. on Wolverton Road which is a short walk away to the east. Whilst a number of different uses will be served by the parking 4.6 Services Infrastructure area, these uses will be in demand at different times of the day Consultation with the various utility providers has been and week. Therefore, a shared parking system can easily be undertaken in relation to the capacity of the existing infrastructure implemented without resulting in large areas of underutilised to cater for development proposals. A brief summary of the parking being laid out. Cycle parking is also proposed within the requirements/improvements to the existing infrastructure is set Local Centre. out below;
• Water – reinforcement required and will be undertaken by Anglian Water;
• Electricity – sub-stations required on site and the diversion of the existing high voltage service within Wolverton Road onto the site;
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4.7 Surface Water Drainage and Flooding A SUDS System is more sustainable than conventional drainage The area to the north of the Grand Union Canal is proposed to methods because; form part of the open space network. This area drains naturally • It can manage runoff flow rates, reducing the impact of to the river and therefore will continue to do so in the future. urbanisation on flooding; • Protect or enhance water quality; The part of the site proposed for development currently drains • Is sympathetic to the environmental setting and the needs of towards the canal to the north and towards a ditch along the local community; Wolverton Road to the south. Development of this area will • Provide a habitat for wildlife in urban watercourses; and lead to increased surface water run off and therefore requires a • Encourage natural groundwater recharge (where surface water drainage scheme to be developed in accordance appropriate). with requirements of the Environment Agency. Such a scheme will include the attenuation of the increased run off to the existing This is achieved through; greenfield run-off levels along with the construction of a balancing • Dealing with runoff close to where the rain falls; pond located to the south, just south of the canal. • Managing potential pollution at its source now and in the future; and The balancing pond has been designed in such a manner so that • Protecting water resources from point pollution (such as it migrates into the existing landscape as part of the landscape accidental spills) and diffuse sources. strategy. Its main purpose will be to hold the increased run-off during times of storm, but will also provide opportunities for the creation of new habitats for a variety of flora and fauna.
Appropriate Sustainable Drainage Systems (SUDS) will be used, taking into account local geology and topography, to ensure that there are no adverse effects in terms of flooding either within the development, or in particular, to downstream areas of the River Great Ouse.
The proposed balancing pond will not only have a drainage function but also provide opportunities for flora and fauna habitats
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4.8 Development Proposals The Illustrative Built Form Plan demonstrates how the site could be developed through combining the various ‘layers’ detailed in previous sections of this document. The plan also provides a strategic view of the way in which the key design principles and development vision can be achieved at Stantonbury Park.
In order to develop the strategic vision for Stantonbury Park, further detail regarding how the appearance of the development is required. This can be achieved through the designation of key locations and character areas throughout the site and setting out the design elements required to ensure such areas are distinctive, but integrated into the existing context. These are detailed in the following section.
Illustrative Built Form Plan
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4.9 Land Use Budget The development proposals include a range of uses comprising predominantly residential supported by open spaces, employment and community facilities.
Table 4.1 details the land split between the various uses proposed.
Table 4.1
Land Use Budget Ha Residential 15.21 Local Centre 1.04 Open Spaces 50.07 Structural Landscape 3.19 Balancing Pond 0.29 Urban Spine 1.41 Gross Site Area 71.26
These areas form the core of the urban extension to the city and include a variety of public spaces and open areas connected by a network of streets. Towards the edge of the development area, densities decrease to aid in the softening of the urban form into the surrounding countryside.
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5.1 Introduction • the landscape character of the site and the surrounding area A network of streets, squares, open and incidental spaces including existing features and topography; will shape people’s view of the development. By providing a • the aim for the creation of a sustainable mixed use development coherent sense of place to key locations within the development which promotes the use of public transport and encourages such as around the area of mixed use, the gateways into the walking and cycling; development, adjoining the linear parkway and prominent • the proposed location of employment, recreation and locations throughout the proposals, the foundation for the community uses and their proximity to the new residential creation of a legible (easy to navigate around) environment can areas; be established in combination with a permeable street layout and • existing patterns of development in more traditional parts of hierarchy of street types. Milton Keynes and North Buckinghamshire; • relationship between the proposed movement network and This can be achieved through defining a number of character the built form. areas within the development. Appropriate areas for Stantonbury Park are set out below; Each character area will contain its own individual design elements which aid in making it distinct from other areas. This 1. Stantonbury Place can be achieved through a variety of methods including changes 2. Urban Spine in density, heights, set backs, parking arrangements, landscape 3. Formal Townscape treatments, architectural detailing and use of materials. 4. Informal Townscape 5. Open Space Edge Each character area does not seek to prescribe any particular architectural styles or typologies but to establish the key urban An additional character area covering the Country Park has been form, massing and scale characteristics appropriate within each detailed in a previous section of this brief. area.
• the designation of the character areas has taken into account Within each character area opportunities exist for the provision a range of factors relating to the site itself and the development of public art. Locations for such art will be established though proposals including; detailed design codes whilst the Section 106 Agreement will establish the broader level of provision. An artist will need to be involved from the early stages of designing the public art.
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Built Form 1.Stantonbury Place 2.Urban Spine
3.Formal Townscape 4.Informal Townscape 5.Open Space Edge
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Stantonbury Place Block Formation Safety and Security The urban spine defi nes the edge of the block along with Buildings front onto public spaces providing surveillance of the Function secondary access and servicing routes. urban spine as well as areas of parking thereby providing a sense Gateway/entrance to Stantonbury Park and the community core. of perceived security. A variety of uses are proposed within the Building Heights local centre which would provide activity at different times of the Uses/Activities Predominately 2 storey with 3 storey utilised as landmarks and to day and night. Mixed use area including retail, food and drink, offi ces, a doctor’s act as key community landmarks. surgery and a reserve site as well as a small number of residential Landscape Treatment units. Building Types Formal landscaping treatment with tree planting used to soften Retail and community facilities located in buildings which are the hard edge of the development and provide defensive planting Street Pattern easily recognisable in terms of their use. in order to mitigate against the potential for criminal activities. Access onto Stantonbury Park is via a new signal controlled Public art, cycle parking and seating an integral part of the crossroads off Wolverton Road. This access forms the urban Building Frontages design to encourage activity. spine through the site with secondary access roads in the Buildings overlook public spaces and front onto Wolverton Road development areas provided off this main spine. and the proposed urban spine.
Linkages Private Spaces Integrated well into the existing and proposed rights of way Segregated servicing areas to rear of retail and community network via the Green Lane and Pedestrian Avenue. Located on facilities. Gardens to rear of residential properties, with the public transport corridor and served by two bus stops. communal gardens for apartments.
Public Spaces Parking Layout A square providing opportunities for meeting and relaxing are Parking for the retail and community uses to be sensitively laid included within Stantonbury Place. Mixed activities are provided out integrating soft landscaping to prevent the creation of a sea and encouraged throughout the day and evening. Residential of tarmac. development also proposed within the area in order to provide natural surveillance of the public spaces and encourage activity. Opportunities for public art exist within Stantonbury Place.
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Stantonbury Place
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Urban Spine Block Formation Parking Layout Irregular grid structure created off the spine by the location of Some parking provided on access roads off the spine in carefully Function secondary roads at appropriate intervals. designed locations and in rear courtyards within the development Main route through the development providing access for blocks. Limited on street parking designed into the streetscene. pedestrians, cyclists, vehicles and public transport in the form of Density Range buses. Full range from low to high (30-40 dph) with higher densities Safety and Security adjacent to the local centre and bus stops. Buildings front onto the route providing natural surveillance and Uses/Activities along with segregating the cycle/footpaths from the main road Primarily a movement corridor with a mix of activities adjoining Building Heights promotes safe and secure travel. Lighting provided as an integral including residential, retail and community uses. Largely 2 or 3 storeys with landmark buildings up to 3.5 storeys part of the design. in key locations. Street Pattern Landscape Treatment Urban spine forms the primary route with access roads into the Building Types Verges provided to the main route, dividing it from the footpath/ surrounding development areas off it. More public rights of way Terraced forms (townhouses and apartments) within the high cycleways. Street trees planted along the route and in road cross the corridor and at key junctions, ‘events’ are proposed density areas down to formal semi-detached and detached islands as traffi c calming. Boundaries clearly defi ned with including changes in the street layout, traffi c calming measures homes in the low-medium density areas. changes in surface materials and boundary treatments including such as reducing widths and bus priorities, surface material low walls, hedges and railings. variations and soft landscape planting such as verges and green Building Frontages islands. Variety of setbacks provided where other character areas overlap the urban spine corridor. Strong, continuous frontages in key Linkages locations where surveillance and navigation cues are important. Public rights of way intersect the urban spine linking with the surrounding area, proposed residential area and Country Park. Private Spaces Rear gardens to properties. Some small front gardens where Public Spaces buildings are slightly set back, but a clear defi nition between Squares and open space areas created at key junctions and public and private spaces is established through the use of where other movement corridors cross the spine. boundary treatments (walls, railings, etc).
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Urban Spine
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Formal Townscape Density Range Safety and Security Full density range from low to high (30-40 dph). Clear defi nition between public and private spaces. Minimal Function access points into rear parking courtyards. Buildings front public Core residential area providing an attractive living environment Building Heights spaces thereby providing natural surveillance from overlooking. and working environment. 2 and 21⁄2 storeys generally with 3 storeys in key locations as landmarks or forming important frontages. Landscape Treatment Uses/Activities Formal landscaping, both hard and soft, an integral part of the Residential and recreational uses. Building Types design of the character area. Changes in surface treatments Mix of townhouses and apartments in terraces or semi- defi ne parking and private areas, whilst avenue trees and Street Pattern detached. Limited number of detached dwellings located at planning in small front gardens soften the built form. Boundaries Characterised by an irregular grid pattern of a formal nature. prominent places for legibility. clearly defi ned through the use of low walls, railings and changes in surface materials (textures and colours). Linkages Building Frontages A permeable street pattern provides many opportunities for Strong, largely continuous building lines with limited set backs access to Stantonbury Place, public transport routes and from the street/pavement edge. Buildings to overlook/address the Country Park. Existing footpaths are integrated into the Wolverton Road. development. Private Spaces Public Spaces Private rear gardens and courtyards for dwellings. Communal Incidental open spaces and pocket parks created around gardens for apartments. Limited depth front gardens. movement nodes and at changes in building set backs. A local play area is proposed as part of this area. Public art is to be Parking Layout promoted as part of this play area. Provided in secure courtyards at the rear of properties. Limited on-street parking utilised as traffi c calming and designed as an Block Formation integral park of the highway. Buildings located within a clearly defi ned block structure based on a disjointed grid with secure courtyards to the rear of properties. Mews courts located within the centre of large blocks.
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Formal Townscape
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Informal Townscape Building Heights Predominantly 2 storeys. Function An attractive residential environment adjacent to areas of public Building Types open space ensuring a sensitive boundary between the built form Mix of semi-detached and detached houses. and landscape context. Building Frontages Uses/Activities Predominantly informal building lines including variations in Residential area. setbacks with stronger frontages created immediately adjacent to the linear parkway. Street Pattern Informal street layout with variations in street and verge width Private Spaces and pedestrian priority. Informal pathways created with a variety Private rear gardens. Variations in building set backs provide of materials. small front garden areas.
Linkages Parking Layout Easy access to public open space areas possible via public Parking provided predominantly on plot to the side of the rights of way network. dwellings.
Public Spaces Safety and Security Informal areas of landscaping and open spaces created within Buildings overlook public spaces. Private areas clearly defi ned. the character area where the building line varies. Landscape Treatment Block Formation Informal planting strategy with trees and shrubs planting in less Smaller blocks created by the informal arrangement of dwellings regular formations than within the Formal Townscape area. and street design.
Density Range Low to medium (30-35 dph).
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Informal Townscape
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Open Space Edge Density Range Landscape Treatment Low to medium density (average 32.5dph) on the boundary with Informal parkland landscape treatment with tree and shrub Function the Country Park with densities increasing along the sunken planting to soften the built form and provide connections with the Informal residential areas creating an attractive landscape led track. Country Park. environment whilst providing a clear defi nition of the boundary of the development. Building Heights Predominantly 2 storeys with 3 storeys overlooking key locations Uses/Activities along the sunken track. Predominantly residential with areas of informal recreation space. Building Types Street Pattern Semi-detached and detached dwellings including imposing ‘villa’ Informal street layout with variations in verge and pavement dwellings fronting onto the parkland. widths. Building Frontages Linkages Informal building line varies creating interesting spaces for front Foot/cyclepaths connect the residential areas to the Country gardens and public areas. Frontage onto the parkland area Park, whilst opportunities for an informal pathway along the edge ensures surveillance and utilises the views across this area. of the development via the informal street layout and through incidental areas of open space and landscaping. Private Spaces Private rear gardens. Front gardens created where building line Public Spaces varies. Informal green spaces created where footpaths connect to the Country Park and integrate into the development. Parking Layout Provided to the side of dwellings (on plot) and in small discrete Block Formation areas within the street scene. The pattern of buildings create an informal block structure. Blocks are smaller in area than in the formal townscape. Safety and Security Buildings front public spaces providing natural surveillance. Public/private boundaries clearly defi ned.
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Open Space Edge
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5.2 Landmark Buildings courtyards to the rear and sides of properties will be limited in At key locations, landmark buildings will create vistas and views size and overlooked by strategically located properties within which make the area memorable and easy to navigate. They the centre of blocks. The detailed design of the development assist in making a place distinctive and can provide visual cues will be established within the Design Codes and will include the relating to the hierarchy of the movement network within the application of Secured by Design Award Standards for all uses. area. Indicative locations for keynote buildings are shown on the Illustrative Built Form Plan. 5.5 Sustainable Building Techniques In order to ensure a balanced and holistic approach to The urban spine provides several opportunities for landmark development is achieved at Stantonbury Park, the uses of buildings in order to close vistas, defi ne important corners and appropriate sustainable construction techniques will be applied assist orientation, particularly within the Local Centre. in general accordance with Local Plan Policy D4. Sustainable construction measures typically comprise a combination of the Landmark buildings can be designed utilising variations in following; materials, colours, frontage treatment and architectural styles and do not necessarily dictate the need for increased height. • Improved energy effi ciency through siting, design and Such buildings could be the subject of design competitions. orientation; • Water conservation measures; 5.3 Key Frontages • Sustainable urban drainage systems (SuDs); Where development is located adjacent to areas of open space, • An element of renewable energy production; the treatment of the built form frontage in these locations is • Use of building materials capable of being recycled; crucial in terms of the appearance of the development and the and perceived safety for those traveling within the area. • An element of construction waste reduction or recycling. 5.4 Safety and Security The layout of the development proposals has been carefully In addition, the development will seek to achieve carbon considered to ensure the safety or perceived safety of those neutrality or fi nancial contributions will be made to a carbon living, working or visiting the development. This has been offset fund to enable carbon emissions to be offset elsewhere. achieved trough the careful layout of the streets, plus the relationships between them and the built form utilising buildings that overlook/front onto public areas. Alleyways and paths to the rear of properties will be avoided and suffi cient lighting will be provided in public and semi-private areas. Parking
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6.1 Transport and Highways Infrastructure 6.4 Development Construction This existing infrastructure provides a significant opportunity to The transport and highways infrastructure proposed as part of During the construction of the development, construction traffic establish sustainable transport habits from a very early stage the development whether it is on or off site will be provided by will be controlled in terms of permissible routes and hours of in the development. As the development of Stantonbury Park the developers of the development. This is also the case for the working. This will be specified as part of conditions attached to proceeds it will become a sufficient size to support new facilities improvements and extensions to the existing public rights of way. any planning permissions. Ground and surface water quality will and services in its own right. This will aid in ensuring the be maintained during construction as well as in the longer term. commercial viability of the proposals including those proposed Traffic modeling has been undertaken showing the impact of the Waste and land contamination during construction will also be are part of the Local Centre. development proposals upon the existing highways network and controlled. has indicated the scale of improvements required as a result. Other principles which will affect the phasing of the development More detailed analysis within a Transportation Assessment will be A Construction Management Plan will be drawn up to ensure include; submitted as part of a planning application for the development that protective pollution measures are put in place, such as • Achievable annual housing completions; of the site. bunded storage areas, to prevent accidental spillages entering • Early planting of the strategic woodland planting to ensure the groundwater and relevant pollution prevention guidelines visual containment of the built form; 6.2 Surface Water Drainage published by the EA will be adhered to, together with the specific • Demand for employment and retail floorspace; The development proposals dictate the need for a new surface requirements of the HSE. Local areas of ground contamination • Capacity limits of existing infrastructure; water drainage system as the development of the site will result will be remediated in accordance with agreed procedures so that • Size of population of the new community required to support in increased run-off. This new system includes the construction during the construction phase there will not be contaminated new community facilities; of a balancing pond. The development will fully fund the materials remaining on the site. • Surface water drainage strategy and capacity of existing drainage system and will be undertaken in conjunction with the drainage features; Internal Drainage Board and Environment Agency. 6.5 Phasing • Achievement of a mix of residential development during each The phasing of the development proposals at Stantonbury Park phase; Ground water and surface water quality will be maintained during is dependent upon the delivery of the infrastructure required to • Possibility of delivering the urban spine in its entirety in the the construction of the development and also in the longer term. serve the proposals. first phase to provide two accesses in order to separate construction and residential traffic and enable development 6.3 Services There are opportunities for sustainable travel to, and use of, local to begin in two locations. Consultation has been undertaken with the utility companies to community resources for the first occupants of the site given establish the capacity of existing services and what upgrading the proximity of the existing Stantonbury Campus Local Centre Details of the precise phasing and trigger points for relevant parts will be required as part of the development. These services will (1km away), the existing public rights of way network (including of the development will be set out in the Section 106 agreement be funded by the development and/or the provider. the redways) and the current bus services which serve the area. following detailed negotiations.
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The Phasing Plan shows 2 phases of development, each comprising approximately 250 dwellings.
Phase 1 This will provide the main access off Wolverton Road into the site and the urban spine road to a point just beyond the Green Lane. This phase facilitates access to the local centre at an early stage thereby enabling existing and proposed bus routes to loop into the site from Wolverton Road. The strategic planting immediately adjacent to the development parcels in this phase will also be put in place in this phase, along with the local play area and balancing pond.
Phase 2 The remainder of the urban spine will be constructed in order to provide access to the rest of the development and enable bus routes to travel through the site. The remaining residential development from the edge of Phase 1 up to the Linear Parkway, along with adjacent strategic planting are included in this phase.
The Neighbourhood Play Area will also be provided in this phase.
Phasing of the Country Park is subject to discussion with MKC and will be further detailed in the Country Park Design Code and S106 Agreement.
Within each phase of development the proposed footpaths and N.B. Landscape works and planting will be phased to accord with the appropriate planting season, but will be cycleways will be laid out as an integral part of the construction completed within the specified phase of development. process.
Phasing Plan
59 StantonburyS t a n t o n b u r y PPark,a r k , DDevelopmente v e l o p m e n t BBriefr i e f
6.6 Skills and Training Reserved Matters applications will be submitted for each A Design Code is a document which sets out with some The Council has encouraged (through legal agreements on development parcel as the development progresses so as precisionprecision how particular design and planning principles should other development sites) that a percentage of the construction to ensure the delivery of a high quality development. Such be applied in a particular location. ThroughThrough the intrintroductionoduction labour force should be drawn locally. The Council has also applications will be accompanied by Design Codes and of an increasedincreased level of design control,control, a Design Code aims to resolved to reward tenders for its own construction contracts Statements which address the following issues; provideprovide greatergreater certainty and consistency in achieving a high (over a certain value) if the tender includes the employment of level of quality in the fi nal prproduct.oduct. apprentices. Developers should examine and agree with Milton • Roads and movement Keynes Council any appropriate mechanisms for encouraging the • Block principles Design Codes detailing the design of the development at development of local skills and training through the construction • Density Stantonbury Park will be prepared.prepared. These will be approvedapproved by of the Stantonbury Park site. • Boundary treatments MKC prior to detailed planning/reservedplanning/reserved matters consent being • Buildings types and uses granted. A separate design code covering the Country Park is 6.7 Programme and Milestones • Building height and massing to be preparedprepared by MKC in orderorder to establish the development The next steps relating to the development at Stantonbury Park, • Building elevations principles relatingrelating to the park itself and the immediately adjacent following the granting of outline planning permission by MKC are • Character areas built form. set out in Table 6.1. • Servicing, waster disposal and recycling • Building materials and features The implementation of the development will be monitoredmonitored Table 6.1 • Street furniture by MKC in accordanceaccordance with the indicators set out in the Sustainability Appraisal which accompanies this SPD. ProgressProgress The next stages of the development process are as follows:- • Public Art • Landscaping towardstowards meeting these targets will reportedreported by MKC. Submission of outline planning application • Implementation Sept 2005 • Safety and security Outline Consent • Parking Early 2006 • Environmental sustainability standards
Submission and Approval of the Country Park Design Code Spring/Summer 2006
Submission and Approval of Reserved Matters and Design Codes and Statements where appropriate Spring/Summer 2006
On Site Late 2006/Early 2007
60 Appendices 07
61 Appendix 1 Stantonbury Park, Development Brief
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Glossary of Terms Landscape – the character and appearance of the land. Topography – the land form and shape of the area, natural or Includes a variety of features, both natural and artificial, such as artificial. Building Line – the line that is formed by buildings frontages be trees, topography, and the presence of water, flora and fauna. it along a street or path. Townscape – the character and appearance of a settlement Legibility – how easily a place can be read and recognised or area including the built form, materials, architectural styles, Connectivity – how connected streets, spaces and local through the use of memorable places, landmarks and colours, landmarks, landscape and uses. attractors are within the settlement. characteristics. Vitality – the level of activity of a place in terms of the number of Density – the intensity of land uses defined in terms of the Local Attractors – areas and uses within the locality that are people visiting or using a place, day and night. number of dwellings, habitable rooms or people per unit of area. important places to visit, work or play, for example, schools, leisure centres, business parks and shopping areas. Easy Walking Distances – generally recognised and accepted as the equivalent of 5 minutes walk; approximately 400m Local Distinctiveness – the special or unique character of a depending upon the gradient of the locality. particular area as a result of its features, natural and man-made, uses and community. Environmental Statement (ES) – a document that sets out an assessment of the likely impact of the proposed development Mixed Use Development – an area comprising more than one upon the site and its surroundings. uses, vertically or horizontally.
Gateway – the location on a route which indicates an entrance Natural Surveillance – the increase in security achieved through or arrival point into a settlement or area. the positioning of doors and windows on to the public domain thereby providing ‘eyes onto the street’. Gateway Treatment – physical works or feature that define the entrance point to a settlement or area such as the use of Public Domain/Realm – the areas with the settlement that are landscaping, public art, positioning of buildings or changes in accessible can be utilised by the public, whether publicly or road surfacing. privately owned.
Landmark – a building or structure which is memorable and can Settlement Pattern – how streets, movement corridors and aid in establishing a legible network of streets and spaces. buildings are laid out in relation to each other.
62 Appendix 2 Stantonbury Park, Development Brief
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Bibliography English Partnerships and the Housing Corporation (2000) Urban Design Compendium Bentlley, I et al (1985) Responsive Environments: a manual for designers, Architectural Press National Playing Fields Assocation (2001) Six Acre Standard: Minimum Standards for Outdoor Playing Space, NPFA Cullen, G (1961) Townscape, Architectural Press ODPM (2001) By Design: Better Places to Live: a companion DETR (1992) Design Bulletin 32: Residential Roads and guide to PPG3, HMSO, Thomas Telford Footpaths – layout considerations, London Stationary Office ODPM (2002) Planning Policy Guidance Note 17: Planning for DETR (1997) Planning Policy Guidance Note 1: General Policy open space, sport and recreation, ODPM and Principles, HMSO ODPM (2003) Assessing needs and opportunities: Planning DETR (1998) Planning for Sustainable Development: Towards Policy Guidance 17 companion guide, ODPM Better Practice, DETR ODPM (2004) Consultation Paper on Planning Policy Statement DETR (1998) Places, Streets and Movement, A Companion 1: Creating Sustainable Communities, ODPM Guide to Design Bulletin 32 (Residential Roads and Footpaths), DETR ODPM (2004) Statements of Community Involvement and Planning Applications, ODPM DETR (2000) Planning Policy Guidance Note 3: Housing, DETR Urban Design Group (2002) Urban Design Guidance: Urban DETR and CABE (2000) By Design: Urban Design in the Planning design frameworks, development briefs and masterplans, System: Towards Better Practice, Thomas Telford Thomas Telford
DETR (2001) Planning Policy Guidance Note 13: Transport, Urban Task Force (1999) Towards an Urban Renaissance, E & DETR FN Spon
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