APP 08

Application Number: 14/01316/REM MAJOR

Reserved matters application pursuant to outline planning permission 06/00123/MKPCO for access, appearance, landscaping, layout and scale of 153 new dwellings and associated development (Parcels 3A, 4A and part 3B).

AT Fairfield Area 11( Western Expansion Area)-Land West of Watling Street And North of, Calverton Lane, Calverton

FOR BDW Trading Ltd And Redlawn Land Limited

Target: 23rd September 2014

Ward: Parish: Fairfields Parish Council

Report Author/Case Officer: Nicola Thompson Contact Details: 01908 252932 [email protected]

Team Leader: Nicola Wheatcroft Team Leader Strategic Applications Team Contact Details: 01908 252274 [email protected]

1.0 INTRODUCTION (A brief explanation of what the application is about)

1.1 The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together planning history, additional matters and summaries of Consultee responses and public representations. Full details of the application, including plans, supplementary documents, Consultee responses and public representations are available on the Council’s Public Access system www.milton- keynes.gov.uk/publicaccess. All matters have been taken into account in writing this report and recommendation.

1.2 The Site The site is located on the western edge of and forms a substantial part of the Western Expansion Area (WEA) allocated for development within the Adopted Local Plan. The parcels subject to this reserved matters application are adjacent the roundabout at the intersection of Watling Street (V4) and Millers Way. The application site is an undeveloped parcel of land bounded to the north east by Watling Street which is fronted by a substantial hedgerow boundary. To the west is an existing bridleway and to the east and south and west is further land allocated as part of the WEA. The application site is made up of development parcels 3a and part of 3b and 4a defined in the WEA Area 11 Phase 1 Design Code. Infrastructure works within this site area is underway. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report.

1.3 The Proposal Outline application 06/00123/mkpco was approved in October 2007 for residential development for approx. 2220 dwellings, employment uses, primary school, a local centre, open space/parks, play areas and allotments, associated structural landscaping and earthworks, extension to the caravan site, associated highways and infrastructure improvements, including a sustainable urban drainage system. Condition 1 of this outline approval requires approval of the details of the siting, design and external appearance of the buildings, the means of access and the landscaping for each development parcel prior to the commencement of that development parcel. Other conditions on the outline that this application proposes to address are: - Condition 9 – parking, garaging and manoeuvring - Condition 14 – drainage - Condition 17 – finished floor levels - Condition 21 – landscaping scheme - Condition 25 – boundary treatment - Condition 29 – secured by design This application also seeks to discharge Condition 4 (detailed planting scheme) and Condition 12 (tracking detail) of reserved matter application 08/01058/MKPCR also attached to 06/00123/MKPCO approval.

1.4 This application seeks reserved matters consent comprising access appearance, landscaping, layout and scale for the following: 153 dwellings which equates to a densitry of approx. 40 dwellings per hectare (dph) comprising of: • 1 bed flats: 5 • 1 bed houses: 9 • 2 bed flats: 26 • 2 bed houses: 18 • 3 bed houses: 35 • 4 bed houses: 53 • 5 bed houses: 7 Associated landscaping, highway infrastructure and means of access. The proposal would provide 27% affordable housing within this phase. The proposed site layout has a single point of access via a new exit from the existing roundabout off the V4 and Millers Way. It forms the ‘Link Street’ which connects to 3 further streets (Community Streets) and then into ‘Residential Streets’ and ‘Edge Streets’ as set out in the approved Residential Design Code, approved Highway Design Code and approved infrastructure reserved matters.

1.5 The proposed site layout is arranged around a series of perimeter blocks which are formed of an appropriate size and scale to the site and are laid out to address all the open frontages to the site. Where direct access is limited, the use of courtyard parking is introduced. The proposed buildings are up to 3 storeys in height with a variety of eaves lines incorporated to help promote variety in the street scene. The bulk of dwellings are 2 to 2 ½ storeys – the 3 storey buildings are used as key place making buildings.

1.6 Parking is accommodated largely on plot behind the building line. There are occasions where there is front courtyard parking to the front of the dwellings and where no direct access is permissible to the dwellings, rear courtyard parking is proposed. Visitor parking is provided on street in unallocated parking bays.

1.7 The applicant has submitted a Sustainability Statement which demonstrates how the Council's sustainable construction standards will be achieved, which is in excess of the requirements set out in the site specific s106.

1.8 Details of the proposal as described above can be seen in the plans appended to this report.

2.0 RELEVANT POLICIES (The most important policy considerations relating to this application)

2.1 National Planning Policy Framework Sections: 4 – Promoting sustainable transport 6 – Delivering a wide choice of high quality homes 7 – Requiring good design 8 – Promoting healthy communities 11 – Conserving and enhancing the natural environment

2.2 Local Policy Core Strategy CS1 Milton Keynes Development Strategy CS2 Housing Land Supply CS8 Other Areas of Change CS10 Housing CS11 A Well Connected Milton Keynes CS12 Developing Successful Neighbourhoods CS13 Ensuring High Quality, Well Designed Places CS14 Sustainable Construction CS18 Healthier and Safer Communities CS19 The Historic and Natural Environment CS21 Delivering Infrastructure

Adopted Milton Keynes Local Plan 2001-2011 D1 Impact of Development Proposals on Locality D2 Design of Buildings D2A Urban Design Aspects of New Developments D4 Sustainable Construction NE2 Protected Species NE3 Biodiversity and Geological Enhancement T1 The Transport User Hierarchy T2 Access for those with Impaired Mobility T3 -T4 Pedestrians and Cyclists T5 Public Transport T9 The Road Hierarchy T10 Traffic T15 Parking Provision H1 Land Allocated for Housing H4 Affordable Housing H8 Housing Density H9 Housing Mix EA1 and EA2 Expansion Area EA5 Western Expansion Area

Supplementary Planning Guidance Western Expansion Area Development Framework (Nov 2005) Parking Standards (January 2005) and Addendum (April 2009) Sustainable Construction (April 2007) Affordable Housing (March 2013) New Residential Development Design Guide (April 2012)

Other Documents Area 11, WEA Development Brief (Approved May 2006) Area 11 Phase 1 Design Code (Approved Nov 2012) Area 11 Highway Design Code (Approved April 2009)

3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision)

3.1 1. Principle of development, masterplan and design code This site forms part of the WEA, allocated for development within the Adopted Local Plan. The current reserved matters application is in line with the Design Code, S.106 and Masterplan.

2. Urban design principles of the residential development Overall the proposal meets urban design principles of residential development and is in accordance with the approved framework, brief and design codes for the WEA as well as local policy and guidance.

3. Highway matters and parking The principle of the accesses to serve the WEA Area 11 development and road hierarchy network was established at outline stage and in the approved infrastructure reserved matters (08/01058/MKPCR). With regard to the parking provision for the residential units, the proposal is in accordance with the Councils parking standards.

4.0 RECOMMENDATION (The decision that officers recommend to the Committee)

4.1 It is recommended that planning permission be granted subject to the conditions set out at the end of this report.

5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer Recommendation)

5.1 Background This site forms part of the WEA, allocated for development within the Adopted Local Plan. The Area 11 site is located to the south west of Watling Street (V4), north east of Calverton Lane and extends up to the edge of Stony Stratford. The exact location of parcels 3a, 3b and 4a, the subject of this reserved matters application are shown on the plans attached to this report. Outline planning consent was granted in October 2007 (LPA Ref. 06/00123/MKPCO). The Adopted Local Plan allocates this site as part of the WEA, which is proposed for mixed use development. The WEA is denoted on the Proposals Map as Site MK2 and Policy EA5 contains specific principles for development for the site. A number of policies in the adopted Local Plan and Core Strategy provide the local planning policy context for the proposals. Policy CS1 of the Core Strategy identifies the site as part of a main area of development on the west of the city. Policy EA1 of the Local Plan requires prior approval of a comprehensive master plan for the whole of an expansion area prior to granting planning permission within it. Policy EA2 sets out the general criteria against which proposals for the Expansion Areas should be assessed. Policy EA5 contains the specific development principles to guide the development of the site.

5.2 As mentioned previously in October 2007, outline planning permission 06/00123/MKPCO was granted for a mixed use development including up to 2,220 residential units in Area 11 of the WEA, following the completion of a site specific S106 agreement. Pursuant to Condition 1 of the outline planning permission, the applicant Redlawn Land Ltd submitted a reserved matter application 08/01058/MKPCR to Milton Keynes Partnership (MKP) in June 2008. The application sought approval for primary infrastructure works, including roads, footways, cycleways, drainage, attenuation areas, services, utilities, pumping station, sub-station and ecological mitigation works. Following discussions with Milton Keynes Council Highways, a further revised scheme was submitted to MKP in March 2012 to incorporate earlier consultation responses as well as further revisions to junction arrangements in accordance with the Local Highway Authority requirements. This application was permitted in April 2012.

5.3 This reserved matter application’s street hierarchy has been derived from the parameters detailed in the Area 11 Residential Design Code, Highway Design Code and 08/01058/MKPCR approval. Therefore the masterplan, including the road hierarchy and layout, has already been approved and this reserved matters application is not proposing to amend the already permitted road layouts. It should be noted that an approximately 24.6m corridor through the site has been reserved for any future grid road extensions and forms the Link Street as set out in the earlier approvals.

5.4 Community Involvement The NPPF encourages community involvement and early engagement with developers, LPAs and local communities. The applicants sent a newsletter to 1116 local residents explaining the proposed plans and how to comment. It also invited residents to a drop in session which was held in Stony Stratford Library on 13th May 2014 between 2pm and 8pm. The drop in session was also advertised in the MK Citizen and the MK News. A feedback postcard was attached to the newsletter that residents could return via freepost with their opinions and suggestions. A Freephone information line and email address which residents could use to make contact with Barratt Homes and David Wilson Homes was also provided on all consultation materials. Freepost feedback forms were also made available at the public drop-in session and comments could also be submitted via the consultation website. On the 13th May 2014 members of the Barratts / DWH project team presented proposals to the various members of the Western Expansion Area Stakeholder Group (WEASG).

5.5 Comments made by attendees have been taken into account in putting together Phase 1 proposals. Regular pre application meetings have taken place with MKC Officers, architects and the applicants leading up to submission of this current application via the pre application process to develop the proposals and ensure that the scheme accords with the approved suite of documents.

5.6 The Principle of Development The site is located within the WEA in Milton Keynes. Outline planning permission was granted in October 2007 for up to 2220 dwellings and associated works. The application was subject to a S.106 legal agreement and included a masterplan which set out the main parameters for the development. A Phase 1 Residential Design Code has also been approved giving more detailed design guidance for this area. The current reserved matters application is in line with the Design Code, S.106 and Masterplan which will help to ensure the provision of a well-planned and deliverable scheme.

5.7 Housing Density The proposal includes a mix of housing types and tenure to help provide a mixed community. The site falls within the medium density zone set out by the Design Code where the density should be an average of 40 dph. Based on 2220 dwellings on the site, the average density for site is 40 dph. The density increases towards the Link Street at the centre of the site; this is an acceptable approach and a density of 40 dph is acceptable in principle. There are some bespoke house designs designed specifically for this site within the WEA and all housing will meet Building for Life standards. The densities within these parcels comply with the ranges set out in the Design Code, the outline permission and Local Plan policy H8.

5.8 Housing Mix and Affordable Housing Phase 1 proposes 122 houses and 31 apartments. The affordable housing mix for the WEA Area 11 was agreed under the outline planning permission and is set out in the S106 Agreement. The applicant is entitled to follow this mix which is for 30% of the total number of dwellings, consisting of 5% Social Rent, 15% Shared Ownership, 5% Reduced Cost Housing and 5% Low Cost Housing. This reserved matters application for parcels 3a, 4a and 3b by Barratt Homes / David Wilson Homes proposes to provide 27% affordable housing. This is because this application is for part of parcels 4a and 3b so the remainder of the affordable housing will follow on the next phase which is to provide a total of 33% affordable housing (to make up the 3% shortfall) and is currently pending consideration with the Council.

5.9 The proposal provides 153 new dwellings, 41 of which will be affordable. The proposed mix makes up part of the overall site and includes the following; • 4 no. 1-bed apartments • 9 no. 2-bed apartments • 15 no. 2-bed houses • 11 no. 3-bed houses • 2 no. 4-bed houses The affordable housing has been proposed to be accommodated within 14 clusters and are integrated amongst market housing; positioned so that areas can be conveyed to and managed by a Registered Provider. The proposed affordable housing mix is in line with the s106. In terms of the tenure, there will be a mix of Low Cost and Reduced Cost tenure as well as social rent and shared ownership.

5.10 The WEA Area 11 Phase 1 Design Code states that this area should be medium density (up to 40dph) with the Link Street the densest area. Given the requirement to pepperpot affordable housing across the application site it is difficult to provide a large proportion of 2 and 3 bed affordable properties in this location. The next phase of development within Area 11 includes the City Street character area with densities of up to 50dph with a greater proportion of smaller dwellings accommodated in terraces and apartments. It is therefore considered that the proportion of affordable housing should be increased in this next phase in order to provide the required level of 2 and 3 bed affordable properties and to reflect the housing typologies envisaged in the Design Code. The applicant has provided an Affordable Housing Strategy which confirms their commitment to this approach and the second phase of development has been submitted to the LPA proposing the required 33% affordable housing for Phase 2. Overall, the level of affordable housing across both phases of development will provide the required 30% affordable housing and will be pepperpotted across both sites.

5.11 Urban design principles of the residential development The Council’s Urban Designer has made detailed comments on the scheme which are reported in full in the consultation responses section at appendix A3.16. The site is detached from the neighbouring urban areas and therefore there is an opportunity to create a strong individual character as there is no neighbouring character to relate to. Initially the Urban Designer considered that, ‘whilst the character of the built form meets most urban design principles, the elevations fail to make a unique character which is particularly important along the Link Street and these elevations need enhancing. As one of the first phases of the WEA it is critical that this early phase establishes and strong sense of place that can influence future phases’. Following these comments from the Urban Designer, the LPA worked with the applicants to amend the elevations of the units along the Link Street to create a more unique character. The Urban Designer considers the amended elevations acceptable and in general accordance with the suite of policy documents including the WEADF, WEA Area 11 development brief, residential design code, NPPF, Core Strategy and Local Plan.

5.12 The layout has a good continuity of street frontage and enclosure of space by clearly defining public and private areas and locating main building entrances on the street. The proposal uses the perimeter block principle with a clear layout and the submitted boundary treatment strategy shows that there is a clear delineation between private front gardens and the public street to the front. Private gardens are provided for houses and are generally at a minimum depth of 10m. In certain circumstances where the garden areas are irregularly shaped to suit corner locations for example, they may be shorter in length but are wider to allow sufficient outdoor space. A number of compact houses are also included as an alternative to apartments. These have roof terraces, and for the two bedroom versions, small gardens. For grouped apartments communal amenity space is provided in accordance with the guidelines to achieve 50m2 for the first 5 units, with an additional 5m2 for each extra unit.

5.13 The streets and spaces are accessible, attractive, well related to and overlooked by buildings providing natural surveillance, with active ground floor uses along main streets. The rear parking courts have only been used in a limited number of instances and are where direct access is limited off the Link Street as set out in the approved infrastructure codes and reserved matter plans. On street parking has been well designed into the layout to ensure that parking does not visually dominate the streets. It is considered that the proposed layout is permeable and well connected with safe, attractive, convenient routes along streets.

5.14 The overall structure of the development is very clear. It has a clear hierarchy of streets and spaces that makes legibility and wayfinding easy. Bespoke buildings have been included to help mark gateways and key corners.

5.15 The proposed buildings are in scale in terms of their height and massing with each other and there is no relevant built form context in the immediate vicinity. The scale of the buildings proposed is appropriate to the various parts of the site, for example taller buildings are proposed to reflect an important corner or junction which aids legibility. There is a variety of eaves lines incorporated to help promote variety in the streetscene. Certain focal locations include taller roofs and eaves, whereas others use lowered eaves and ridgelines. The bulk of dwellings are 2 and 2 ½ storeys, with three storeys used occasionally for placemaking purposes. Corner sites are important and dwellings are designed with two frontages, often treated as key buildings.

5.16 The Council’s Urban Designer suggested some amendments to the scheme and these have been addressed as part of the revisions to the. Overall, it is considered that the proposal meets the criteria specified in the relevant policy guidance at the national and local levels, the approved WEADF, details within the approved Development Brief, Area 11 Highway Design Code and Area 11 Phase 1 Residential Design Code. Policies D2 and D2A of the Local Plan and most of the principles in the adopted Residential Design Guide.

5.17 Highway Matters and Parking The principle of the accesses to serve the WEA Area 11 development and road hierarchy network was established at outline stage and in the approved infrastructure reserved matters (08/01058/MKPCR. The Highway Engineer has made no comments on the access point into the site. The Highway Engineer’s comments are set out in the appendix in full and required amendments. With regard to the parking provision for the residential units, the proposal is now in accordance with the Councils parking standards and most spaces are provided on plot. Where this is not the case they are provided in front parking courts or in spaces in a useable location. There is a limited number of rear parking courts for the units along the Link Street where no direct access is permitted. Careful consideration has been given to visitor/unallocated parking. The total number of spaces meets the parking standards. They are mainly provided along the secondary roads and in locations where the spaces can be easily identified as visitor spaces. Overall, the parking provision is considered acceptable in line with Policy T15 and the MK parking standards.

5.18 The Highway Engineer requested several amendments including traffic calming details to be shown on the plans, further visibility splay clarification, further tracking detail, inclusion of redway wobble strips, bin collection points and cycle storage details. The applicant has provided the amendments and the Highway Engineer is satisfied. There is still one outstanding issue regarding the bin drag distance for residents where it should not exceed 30m (MK guidance). Out of the 153 units, 95.5% comply with this guidance. There are a few occasions where the drag distance is slightly over the guidance due to the length of the courtyard and the restriction on Link Street accesses. It is preferred that the bin collection is to the rear of the Link Street to avoid street scene clutter and in this instance it is considered that the 95.5% compliance is acceptable. With regard to highway matters and parking no objections is raised subject to conditions. These have been included in section 6 of this report.

5.19 Neighbouring Amenity The units in this phase have been carefully designed to ensure that potential overlooking and impact on privacy has been minimised, and that outdoor amenity space is usable. It is considered that the scheme generally complies with Local Plan policy D1 and the MK Residential Design Guide.

5.20 Landscaping and Ecology Following recommended amendments it is confirmed that the landscape plans and details are acceptable subject to conditions which are included within section 6.0 of this report.

5.21 Conclusion The current application relates to the provision of 153 dwellings located in the north eastern side of the WEA Area 11 development. The proposal has been amended to address the comments received from statutory and non-statutory consultees. The application has been assessed on its individual merits and against relevant material considerations as set out in the report. The proposal is considered to be consistent with the relevant policy guidance at the national and local levels, consistent with the outline planning approval 06/00123/MKPCO, the approved WEADF, details within the approved Development Brief, Area 11 Highway Design Code and Area 11 Phase 1 Residential Design Code.

6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable )

1. Nothing herein contained shall be deemed to affect or vary the conditions imposed on outline permission reference 06/00123/mkpco dated 15th October 2007 which shall continue in full force and effect, save insofar as they are expressly varied by any conditions imposed hereby.

Reason: For the avoidance of doubt.

2. The scheme for parking and manoeuvring indicated on the submitted plans shall be laid out prior to the initial occupation of the relevant plots hereby permitted and that area shall not thereafter be used for any other purpose.

Reason: To enable vehicles to draw off, park, load/unload and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway.

3. Prior to the commencement of development, a schedule and samples of all external materials, including windows and doors, shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure a satisfactory appearance of the development and in accordance with Policy D2 of the Milton Keynes Local Plan.

4. Where hedges form the front boundary to a plot they will have a maximum mature height of 750mm.

Reason: To minimise danger, obstruction and inconvenience to users of the highway.

5. Prior to the commencement of development, a lighting scheme to demonstrate how all private drives and parking courts will be lit to the BS5489 standard shall be submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall include details of what lamps are being proposed, a lux plan showing maximum, minimum, average and uniformity levels, details of means of electricity supply to each lamp and how the lamps will be managed and maintained in the future. The approved lighting scheme shall be fully implemented prior to the first occupation of any dwelling served by that parking court or private drive and maintained thereafter.

Reason: In the interests of safety and amenity in accordance with Policy D1 of the Milton Keynes Local Plan.

6. The level of noise emitted from the substation shall not exceed 20dBA at any time.

Reason: In the interests of general amenity.

7. Prior to the commencement of development, a report detailing how Secured by Design accreditation will be achieved shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and a copy of the certification confirming the achievement of Secured by Design accreditation for each dwelling shall be submitted to and approved in writing by the Local Planning Authority prior to the occupation of that dwelling.

Reason: In the interests of reducing crime and disorder in accordance with Policy D1 of the Milton Keynes Local Plan.

8. Prior to the commencement of the development, and before any equipment, machinery or materials are brought on to the site for the purposes of the development, all existing trees and hedges on or adjacent to the site including adjacent the bridleway shall be protected by fencing in accordance with BS:5837:2012. The protected areas shall be kept free of all construction, construction plant, machinery, personnel, digging and scraping, waterlogging, changes in level, building materials and all other operations, personnel, structures, tools, storage and materials. All protective measures shall be maintained until all equipment, machinery and surplus materials have been removed from the site.

Reason: To safeguard the appearance of the area.

9. All planting in accordance with the approved plans shall be carried out within twelve months of commencement of development. Any trees or shrubs removed, dying, severely damaged or diseased within two years of planting shall be replaced in the next planting season with trees or shrubs of such size and species as may be agreed by the Local Planning Authority.

Reason: To protect the appearance and character of the area and to minimise the effect of development on the area.

10. Notwithstanding the submitted details, prior to the commencement of the development hereby permitted further details of the bin/bike stores and how they will be lit and locked shall be submitted to and be approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the first occupation of the relevant plot and thereafter maintained for this purpose.

Reason: To ensure that there are adequate bin/bike stores facilities to serve the site.

11. Prior to the commencement of development, details of bird and bat boxes including the provision of boxes on buildings within the development hereby approved shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include a timeframe for the installation of the boxes. The development shall thereafter be carried out in accordance with the approved details.

Reason: In order to achieve biodiversity enhancements in accordance with policy NE3 of the Milton Keynes Local Plan 2001 - 2011

12. Unless agreed in writing by the Local Planning Authority, the development shall be carried out in accordance with the Sustainability Statement issue 01 dated May 2014. The scheme shall be implemented in full prior to the first use of the building /occupation of each dwelling.

Reason: To ensure that the development complies with the Council's objective for Sustainable Development in accordance with Policy D4 of the Adopted Local Plan: 2001-2011.

13. Prior to the commencement of the development details of the site waste management strategy to be implemented by the contractor throughout the construction process shall be submitted to and approved in writing by the Local Planning Authority. The approved measures shall be implemented and use throughout the whole of the construction process until the development is completed.

Reason: To minimise construction waste and encourage the reuse or recycling of waste materials in line with the requirements of Policy D4 of the Milton Keynes Local Plan 2001-2011.

14. Prior to commencement of the development a report detailing how 10% of materials (by value) will be sourced from reused or recycled sources shall be submitted to the Council for approval. The development shall be carried out in accordance with the approved scheme.

Reason: To ensure the sustainable use of materials in line with the requirements of Policy D4 of the Milton Keynes Local Plan 2001-2011.

15. Prior to the commencement of development a plan to show the landscaping adoption areas for the non-private amenity areas and details of the long term maintenance shall be submitted to and be approved in writing by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved details.

Reason: To safeguard the appearance of the area.

Parcel 3a

Parcel 3b

Parcel 4a

Appendix to 14/01316/REM

A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site – this may not include every planning application relating to this site, only those that have a bearing on this particular case)

A1.1 06/00123/MKPCO RESIDENTIAL DEVELOPMENT COMPRISING APPROXIMATELY 2220 DWELLINGS (INCLUDING CLASSES C2 AND C3), A RANGE OF EMPLOYMENT USES INCLUDING CLASSES B1, B2 AND B3, ERECTION OF PRIMARY SCHOOL (CLASS D1) (2.13 Ha.), LOCAL CENTRE COMPRISING CLAS A1, A2, A3, A4 AND A5 USES (0.25 Ha.) WITH RESIDENTIAL ACCOMMODATION ABOVE (USE CLASS C3) UP TO 3 STOREYS, OPEN SPACE/PARKS, PLAY AREAS (14.27 Ha.) AND ALLOTMENTS (1.53 Ha.), ASSOCIATED STRUCTURAL LANDSCAPING AND EARTHWORKS (24.72 Ha.), EXTENSION TO THE CARAVAN SITE (1.10Ha), ASSOCIATED HIGHWAYS AND INFRASTRUCTURE IMPROVEMENTS, INCLUDING SUSTAINABLE URBAN DRAINAGE SYSTEM. PER 15.10.2007

08/01058/MKPCR RESERVED MATTERS APPLICATION FOR PRIMARY INFRASTRUCTURE WORKS, INCLUDING ROADS, FOOTWAYS, CYCLEWAYS, ON-STREET PARKING, DRAINAGE, ATTENUATION AREAS, SERVICES, UTILITIES AND ECOLOGICAL MITIGATION WORKS (AMENDED PLANS) PER 25.04.2012

12/01288/MKPCR Application for the approval of reserved matters for Phase 1 Landscaping pursuant to outline planning permission 06/00123/MKPCO PER 30.08.2012

A2.0 ADDITIONAL MATTERS

(Matters which were also considered in producing the Recommendation)

A2.1 Drainage - A drainage strategy report (including surface water and foul water sewers as well as surface water drainage) has been submitted as part of this application which sets out the principles agreed for the surface water management at the outline consent stage and how these are applied to this Phase. The EA has raised no objection to the drainage strategy and the detail is considered acceptable.

A2.2 Sustainability - To satisfy the Council's sustainable construction standards, as set out in Local Plan Policy D4 and the Sustainable Construction Guide SPD, the WEA site specific Section 106 Agreement requires the landowners to construct 90% of residential units to Eco Homes Very Good standard (with specific credits to be scored for renewable energy, water and carbon reduction) and 10% to Excellent standard. The applicant has submitted a Sustainability Statement which demonstrates how the Council's sustainable construction standards will be achieved, which in in excess of the requirements set out in the site specific s106. The 10% renewal energy requirement is proposed to be met through solar-based technology, either by solar thermal (water heating) or solar photovoltaic (electricity) roof-mounted systems. The Council’s Policy D4 Officer has confirmed that the proposed development is acceptable subject to conditions to provide final details of the renewable energy provision, the use of recycled content in materials and a site waste management plan.

A2.3 Refuse - The proposed refuse stores are to be located in discreet locations away from the public realm with access provided from stores in gardens to collection points avoiding gardens. For apartments they are to be located adjacent the parking courts in stores. It is considered that the refuse strategy and refuse tracking details are acceptable.

A2.3 Secure by Design - The applicant has engaged in pre-application discussions with the Crime Prevention Design Adviser to ensure that the proposed layout meets Secured by Design Principles. In particular, all streets are overlooked by active frontages with the result that there is good surveillance of the public realm. Setbacks have been provided in accordance with the Area 11 Phase 1 Design Code and provide clear delineation between private front gardens and the public street. The applicant has also made a number of detailed changes to the proposal to ensure that the development meets Secured by Design standards by adding active windows to blank gables which face the street and appropriate boundary treatments to promote natural surveillance. The WEA Area 11 Phase 1 Design Code requires all reserved matters schemes to achieve Secured by Design accreditation. Conditions have been recommended to secure this.

A2.4 S.106 Legal Agreement - There is no S.106 legal agreement attached to this particular application as a comprehensive agreement was included as part of outline application 06/00123/mkpco.

A2.5 Construction Access – There is an existing approved construction environment management plan (CEMP) attached to the outline approval and any reserved matters approval would also need to accord with the CEMP. The approved CEMP includes a traffic management routing plan as well as detail such as working hours on site, health and safety, construction site layout etc.

A2.6 Bus Service provision – The location for the bus stops in Area 11 are along the City Street. As this first phase of development does not include the City Street, it will be the responsibility of the Council to provide temporary bus stops at suitable points if required. The second phase of development in Area 11 has been submitted as a reserved matter application to the LPA. This includes the City Street. Furthermore the applicants are implementing the infrastructure reserved matter approval and the City Street construction is well underway. Therefore it is unlikely that a long delay will be between delivery of Phases 1 and 2 and the provision of bus stops.

A2.7 School and Medical Provision – Area 11 has 2 reserve sites and 1 primary school site. In Area 10 there are further reserve sites, 3 more primary school sites and a secondary school site. Also within Area 10 there is a High Street area which includes provision for mixed uses. These allocated areas are to serve the WEA development as a whole and provide services to the new residents. There are triggers set out in the s106 legal agreement to ensure that the development comes forward in a comprehensive manner.

A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council’s web site)

Comments Officer Response

A3.1 Parish -

No response received Noted.

A3.2 Parish - Stony Stratford

No response received Noted.

A3.3 Parish - Fairfields

No response received Noted.

A3.4 Parish - Calverton

No response received Noted.

A3.5 Parish - Whitehouse

No response received Noted.

A3.6 Ward - Stony Stratford - Cllr Brunning

No response received Noted.

A3.7 Ward - Stony Stratford - Cllr E Gifford

No response received Noted.

A3.8 Ward - Stony Stratford - Cllr R Gifford

No response received Noted.

A3.9 Ramblers Association

No objections Noted.

A3.10 Highways Agency

No objection Noted.

A3.11 Senior Landscape Architect

Comments on amended plans are:

GL0226 01 C. Planting proposals acceptable, but show root protection area and protective fencing for Noted. Condition recommended the existing tree fronting plots 25 and 26 as previously requested. to protect existing trees / hedges.

GL0226 02 C. Generally acceptable subject to the additional trees within the highway fronting plots 93 Noted. and 131, as previously requested. If trees can’t be located within this area, then the applicant must justify the reasons.

GL0226 03 C. Acceptable. Noted.

A3.12 Highways Development Control

Parking MK minimum standards for allocated and (unallocated) car parking standards for Zone 3:

1 bed = 1 space (0.25) 2 (flat) = 1 space (0.50) 2 (house) = 2 spaces (0.25) 3 bed = 2 spaces (0.50) 4+ bed = 2 spaces (0.50) The car parking schedule confirms a total of 153 units, having gone through the Amended. 153 dwellings. See schedule there is actually a total of 155 units. It seems the error occurred in the first paras 5.17 and 5.18. table for plots 1-69 open market sale dwellings where the total adds up to 54 dwellings and not 52 as shown. This will have a slight impact on the car parking requirements. I have based my comments on a total of 155 dwellings. The car parking spaces have been provided in accordance with Parking Standards for MK. For the site a total of 336 allocated and unallocated car parking spaces have been provided of which 266 are allocated car parking spaces as shown on the site layout plan 57357-101 Rev I, an under provision of 4 allocated car parking spaces - I therefore ask the applicant to bring the allocated provision up to the required minimum standards in order for this application to be acceptable.

The applicant has provided 70 unallocated visitor car parking spaces against a Noted. minimum provision requirement of 70 – this is acceptable.

The siting of unallocated (visitor) spaces should be in accordance with the Residential Noted. Design Guide in terms of their viewing distance from dwellings i.e. 15m max.

Parking Issues with allocated and unallocated parking It should be noted the minimum length of an on-street bay is 6.0m with a splay or 7.0m without a splay. Please ensure all bays follow this guidance. Where on-street bays are being provided on shared surfaces, demarcation of visitor spaces needs to be provided to distinguish between the road, bays and drives.

Parking within turning heads has been provided; this should be avoided where ever Amended. possible for safety reasons, it should be noted the turning heads should have a 1m clear perimeter around them without obstruction.

Traffic Calming: All traffic calming features should be spaced at 40-60m intervals in order to achieve Amended. 20mph design speed. A speed feature is required near plots 22 and 124 to accord with the above standards; I don’t think the slight kink in the road provides enough deflection since no kerbs are present.

Visibility Splays The site layout plan has been provided which shows the visibility splays at the Noted, amended and condition junctions on site layout plan. It should be noted any objects within these visibility splays recommended. should be kept below 1.05m above the carriageway height. Please refer to plots 2, 8, 18, 101 and 107 where visibility may be impeded. The site layout plan has failed to show any pedestrian intervisibility splays as requested, these are to be provided where a single vehicular access has been proposed e.g. plot 69 and 133 the 1m X 1m splays are required to ensure pedestrian safety. Visibility within the splays should not be impeded. Height of the any wall/fence and vegetation within these visibility splays should be kept below 600mm above the carriageway height.

Footways A 1.5m wide footway is required leading from the bin units and cycle storage buildings Amended. within the courtyards (see “Bins” below).

Tracking Tracking layout drawing is required for refuse vehicles. Tracking should also be Amended. provided for parking bays 12 and 13 due to their location to ensure they are able to leave the location in a forward gear.

Bins A refuse strategy plan has been provided showing the distances a resident has to carry Noted. Please refer to paras 5.17 the refuge. For a refuse operative the max drag distance is 25m from residential and 5.18 dwelling and a max drag distance from grouped/ flats is 9.0m in accordance with Milton Keynes Residential Design Guide. The max distances for a refuse operative collecting wheelie bins from the apartments has been exceeded in accordance with MK Guidance this should not be greater than 9.0m the following plots show a drag distance of approx. 20m e.g. plots 46, 47, 58 and 59 – 62 please amend accordingly.

However the max distance a resident should be carrying a refuge sack is 30m; plots Noted. Please refer to paras 5.17 12, 14, 63, 80, 110 and 127 requires the resident to carry his refuge a distance of over and 5.18 30m – please amend accordingly all refuge distances should be checked within the proposed development and accord with this guidance.

1.5m width path to be provided for wheelie bins, at present a 1.0 wide path has been Amended. provided an example being plots 59 - 69.

Due to the location of the bin collection point near parking bay 44 the access width has Amended. been reduced to approx. 4.8m, it is recommended this distance be increased to 6.0m.

A hard standing area is to be made available inside the curtilage of the court yard for Noted. the houses or flats for placement of the wheelie bins on collection day e.g. near plots 46 and 47, the bins should not obstruct the court yard access, cause obstruction, inconvenience to pedestrians or parked vehicles - applicant to confirm what measures will be in place to stop the wheelie bins rolling into the car park, since some of the residents will have gone to work and the bins will not be collected straight away.

Location of the bin collection point has reduced the access width to approx. 5.0m – a Amended. min width of 6.0m to be provided.

Bin units to be secured, self closing and locked at all time. On the quieter internal Condition recommended. roads an area of hard standing is to be kept available just inside the curtilage of the property for placement of the bins on collection day, so they do not obstruct the footway and cause obstruction and inconvenience to other users of the highway.

Redway Routes Redway route and junctions should be laid out in accordance with MK’s Redway Amended. Design Guide – a 0.5m verge to be provided abutting the edge of the property. The latest layout plan has failed to provide any details of the Redway route.

Cycling Provision of cycle parking should be set out in accordance with the Parking Standards Details provided and condition for MK i.e. 1 space cycle stand per flat. No details have been provided on the number recommended. of cycle stands to be provided, the location of the cycle storage buildings have been provided. Cycle parking for houses should be in lockable buildings located in the rear gardens, if the cycles are to be located within garages then please refer to Parking Standards for MK layout and size etc. The cycle storage buildings need to be secure and covered with natural surveillance, all cycle storage buildings should be located where they can be seen via natural surveillance by residents to encourage use of this facility.

Servicing Please confirm what measures will be put in place to ensure that the vehicle turning Plan provided. areas remain available for use on a continual basis.

Adoption Clarification required as to which parts of the site is to be adopted by the council – plan Plan provided. to be provided.

A3.13 Environment Agency

We have no objections to this Reserved Matters application. The outline drainage Noted. strategy is in line with the strategic drainage strategy for Area 11.

A3.14 Crime Prevention Design Advisor

While I do not object to this proposal, there are a number of areas where either the applicant hasn’t provided any details or where I have concerns with what has been proposed. These should either be addressed prior to planning approval being considered or conditioned as part of any such approval.

The areas of concern are:

Plots 120, 145, 146 and 153 (Onyx) – Blank Elevations – These units need to be Amended. amended to ensure that these units have active windows in all elevations that front the public realm. The bin collection points should also be removed from the side of these units and the space being used to create some defensible space. This can be achieved through the introduction of some low planting. These amendments should be carried out prior to planning approval being considered.

Plots 35-41 Apartments – Bin Store – The connecting door between the first floor Amended. apartment and the bin store must be removed. If necessary then the apartment layout should be amended to provide both a front/public entrance and a rear/private entrance. The rear/private entrance would then provide access to the Bin Store. This amendment should be made prior to planning approval being considered.

Boundary Treatment – The Boundary Treatment Plan should be amended to include Amended. 1.5m high boundary treatment, topped with 0.3m trellis, within rear parking courtyards; i.e. Plots 77-85 and 134-140 and where the parking is situated to the rear of the property; i.e. Plots 102 and 116. I am happy for this matter to be dealt with by way of a condition.

Apartment Bin and Cycle Stores – It is requested that the applicant provides works Condition recommended. drawings showing the proposed details for the bin and cycle stores. This should include how they will be secured and lit. I am happy for this matter to be dealt with by means of a condition. Alternatively, if a condition requiring Secured by Design accreditation is accepted then such a condition will also deal with this matter. I am happy for these details to be dealt with via a condition attached to any subsequent planning approval.

Lighting – It is requested that a condition is imposed on the applicant to ensure that Condition recommended. the parking courtyards are lit to the BS5489 standard. This should also include ensuring that the area has a minimum uniformity rate of 0.25Uo (25%) and that the colour rendition of the lighting is to at least 60Ra (60%). I would also ask that this condition ensures that the applicant submits a LUX plan showing how this standard is being met prior to commencement of any works on site and that the scheme is implemented prior to occupancy. This LUX plan should detail what lamps are being proposed and also the maximum, minimum, average and uniformity levels for each area. With regards to the properties accessed from the rear parking courtyards, it is also requested that the applicant provides details as to how the area between the rear gate and the rear access door will be lit. I am happy for this matter to be dealt with by means of a condition. Alternatively, if a condition requiring Secured by Design accreditation is accepted then such a condition will also deal with this matter.

Physical Security/Protection – It is requested that a condition is imposed on the Condition recommended. applicant to ensure that this development is built to the Secured by Design standards. Alternatively, if this is deemed unacceptable, I would request that a condition is imposed on the applicant to at least ensure that the Secured by Design standard of doors, windows and glazing is installed within these dwellings. This should include ensuring that the applicant supplies certification for the doors and windows and that a visual inspection of the glazing is carried out prior to occupancy.

A3.15 MK Parks Trust

It would be useful to have a plan showing the proposed adoption/long term Condition recommended. maintenance proposals for the non-private areas.

Comments made in relation to Soft Landscape drawings - Fagus sylvatica (T15) should Amended. not be used in this location due to local soil type. Suggest Tilia cordata or Sorbus torminalis instead. The Native Hedge Infill mix should not include Ilex aquifolium. Suggest the infill mix replicates the existing species, which probably includes Prunus spinosa. I suggest the Ilex aquifolium hedge along the boundary of the development with the V4 water easement corridor is reviewed as a species choice. This species does not tend to do well on local soils.

A3.16 MKC Urban Design

Character The site is detached from the neighbouring urban areas; therefore there is an Amended. opportunity to create a strong individual character as there is no neighbouring character to relate to. Whilst the character of the built form meets most urban design principles, the elevations fail to make a unique character which is particularly important along the Link Street.

Continuity and enclosure The layout has a good continuity of street frontage and enclosure of space by clearly defining public and private areas and locating main building entrances on the street

Quality of the public realm The streets and spaces are accessible, attractive, well related to and overlooked by buildings providing natural surveillance, with active ground floor uses along main streets and with parked vehicles not being visually dominant. There is not an unacceptable visual intrusion or loss of privacy, sunlight and daylight

It is my view that the proposed development does not offer a wide enough choice of Amended. contemporary, innovative, exemplar architecture that reflects Milton Keynes’ reputation as an ambitious, forward thinking, and innovative 21st Century city.

Ease of movement The proposed layout is permeable and well connected with safe, attractive, convenient Noted. routes along streets.

Legibility The proposed layout provides recognisable streets, junctions and landmarks to help Noted. people to find their way around.

Diversity The layout provides limited visual interest through the careful use of detailing, where Noted. this is appropriate to the character of the area.

Scale The proposed buildings are in scale in terms of their height and massing with each Noted. other there is no relevant built form context in the immediate vicinity, a greater scale is used to reflect an important corner or junction which aids legibility.

Landscaping And Boundary Treatments At the moment there is limited information regarding boundary treatments, however the More information provided and front boundary treatments and private drives must be designed in a manner that is acceptable. attractive but clearly distinguish between public and private space.

Conclusion Whilst most urban design principles in terms of layout and scale have been met an Amendments made. opportunity is currently being missed to create a strong, individual, character that is innovative with exemplar architecture that reflects Milton Keynes’ reputation as an ambitious, forward thinking, and innovative 21st Century City. It’s my view that the elevations need enhancing particularly in prominent areas such as the Link Street. As one of the first phases of the Western Expansion Area it is critical that this early phase establishes and strong sense of place that can influence future phases. The front boundary treatments and private drives must be designed in a manner that is attractive but clearly distinguish between public and private space. Where parking is provided in front of the proposed dwellings the proposed landscaping needs to incorporate some hard standing to enable motorists to exit their vehicles without standing in on the grass / mud.

A3.17 Housing Strategy (Affordable Housing)

1 The site requires 30%, not 27%, Affordable Housing as per the S106 Explanation provided. See paras agreement. I understand from the developer that this shortfall will be provided 5.8 – 5.10 of this report. on adjacent phases but a clear explanation is needed for why this is necessary and why it should not be provided within the application site. 2 The site should provide at least 8 (5%) Social Rent and 23 (15%) Shared Ownership properties. The S106 also requires 5% Low Cost & 5% Reduced Cost Sale but as neither of these tenures equates to Affordable Housing in Milton Keynes, would support any proposals to vary these to an affordable housing tenure type. 3 The Affordable Housing house size mix is in line with current affordable housing need and policy.

A3.18 Internal Drainage Board

No objection Noted.

A3.19 Bucks And MK Environmental Records Centre

No objections. Noted.

A3.20 Natural

No objection. Noted.

A3.21 British Pipeline Agency

No objection. Noted.

A3.22 MKC Countryside Officer

Local Plan Policy (NE3 – Biodiversity and Geological Enhancement) states that all new Condition recommended. development exceeding 5 dwellings in the case of residential development will be required to incorporate proposals to enhance biodiversity which are appropriate to and where possible compensate for, impacts on the immediate area and the site characteristics. The National Planning Policy Framework (2012) paragraph 118 states that councils should encourage opportunities to incorporate biodiversity in and around the development.

Therefore every fourth dwelling should have one feature built into it, to encourage nesting birds (bird nesting bricks) for Blue or Great tits, or roosting bats (bat tubes or bat tiles). Where appropriate several features can be concentrated into one dwelling, for example nest bricks for House sparrows that prefer to nest in colonies. Features should be built into the new buildings, so resulting in biodiversity assets that will be more sustainable than if placed on the buildings, they should last as long as the buildings exist.

A3.23 Policy (D4) Officer

No objections. Noted.

A3.24 Local Residents 506 occupiers of nearby properties were notified of the application.

Site notices were erected adjacent the application site.

8 letters of objection have been received.

The planning objections can be summarised as follows: Highway safety regarding redways See paras 5.17 – 5.18 of this report. General highway safety See paras 5.17 – 5.18 of this report. Design of dwellings is too bland and boring See para 5.11 of this report.

Want the future grid road reservation removed See paras 5.1 – 5.3 of this report.

Enhance the grid road See paras 5.1 – 5.3 of this report.

School and medical place provision See para A2.7 of this report.

V4 crossings See paras 5.1 – 5.3 of this report.

Bus service provision See para A2.6 of this report.

See paras 5.11 – 5.16 of this Lack of memorable buildings report. The width of the grid road reserve is too narrow See paras 5.1 – 5.3 of this report.

Housing too tall See paras 5.11 – 5.16 of this report. Construction access to the site See para A2.5 of this report.