Urban Design & Landscape Architecture
Land off Daubeney Gate Shenley Church End Development Brief
CONSULTATION DRAFT
www.milton-keynes.gov.uk/udla
January 2018 Land off Daubeney Gate, Shenley Church End Development Brief
This document has been prepared by Milton Keynes Council’s Urban Design and Landscape Architecture Team.
For further information please contact:
David Blandamer Urban Design and Landscape Architecture Growth, Economy and Culture Milton Keynes Council Civic Offices 1 Saxon Gate East Milton Keynes MK9 3EJ
T +44 (0) 1908 254836 F +44 (0) 1908 252329 E [email protected]
2 Urban Design & Landscape Architecture
Contents
SECTION 1 SECTION 4
INTRODUCTION DEVELOPMENT OPPORTUNITIES
1.1 Location and Ownership 5 4.1 Development Opportunities 25 1.2 Purpose of the Development Brief 6
1.3 Structure of Brief 8 SECTION 5
SECTION 2 PLANNING & DESIGN PRINCIPLES POLICY CONTEXT 5.1 Introduction 27
2.1 National Planning Policy Framework 11 5.2 Layout 27
2.2 Draft Site Allocations Plan 11 5.3 Key Buildings and Frontages 27
2.3 Draft Plan:MK 11 5.4 Building Heights 27 2.4 Milton Keynes Local Plan 11 5.5 Detailed Design Appearance 29 2.5 Core Strategy 12 5.6 Sustainable Construction and Energy Efficiency 25 2.6 SPG/SPDs 13
2.7 Council Plan 13 5.7 Access and Movement 29
2.8 Planning Summary 13 5.8 Parking 29
5.9 Public Realm and Landscaping 30
SECTION 3 5.10 General Planning Requirements 30 CONTEXTUAL ANALYSIS
3.1 Introduction 15
3.2 Surrounding Area 15
3.3 The Site 18
3.4 Opportunities and Challenges 23
www.milton-keynes.gov.uk/udla 3 Land off Daubeney Gate, Shenley Church End Development Brief
SECTION 1: INTRODUCTION
4 Urban Design & Landscape Architecture
1.1 Location and Ownership Vision Statement: 1.1.1 The site extends to approximately 2.59 ha (6.4 acres) and is located within Shenley Church “To create a high quality residential development that End grid square. The site is strategically marks a key gateway into Shenley Church End and located on the entrance to the grid square from helps contribute to housing need in Milton Keynes.” Portway (H5), which leads directly to Central Milton Keynes approximately 2 miles away to the north east. (see figures 1-3).
1.1.2 The site is in the ownership of Milton Keynes Development Partnership* (MKDP).
Portway
Daubeney Gate
Figure 1: The Site www.milton-keynes.gov.uk/udla 5 Land off Daubeney Gate, Shenley Church End Development Brief
1.2 Purpose of the Development Brief It is a requirement on the MKDP that an adopted Development Brief must be in place before they 1.2.1 The purpose of this document is to provide commence marketing or developing any of their larger planning and design guidance for the sites. This is intended to enable the Council, following development of this site in Milton Keynes. This consultation with all interested parties, to set clear will aid the development process, by allowing expectations for the nature of any future development developers to submit informed proposals that on the site; but also to assist the MKDP in marketing the respond to Council (MKC), landowner and other site and to give potential bidders/development partners local stakeholder expectations for the site, and a degree of confidence about the parameters within respect the requirements of MKC planning which they should develop their proposals. policy.
1.2.2 The Brief has been prepared to help deliver the Council Plan and the Core Strategy.
1.2.3 The consultation process associated with the preparation of this development brief is intended to give all interested parties full opportunities to set out their aspirations for the site and to identify constraints that need to be accommodated.
1.2.4 Once approved by Milton Keynes Council Cabinet, the guidance contained within the Brief will be a material consideration in helping determine planning applications for the site.
*MKDP is a limited liability partnership set up by Milton Keynes Council to facilitate Milton Keynes’s continued growth and economic success by promoting the development of land assets transferred to the council from the Homes and Communities Agency, in line with the Council’s Corporate Plan and Economic Development Strategy. MKDP take a commercial and entrepreneurial approach to sell and develop these assets with third party developers and investors, whilst ensuring full community and stakeholder engagement in the preparation of development briefs for the sites.
6 Urban Design & Landscape Architecture
Redhouse Park
Blakelands
Oakridge Park Great Linford Tongwell
A5 A508 Bolbeck Old Wolverton New Bradwell Park Stantonbury Pennyland Willen Pineham Stonebridge Willen Bradville Park Neath Hill Old Stony Blue Bridge Stratford Downhead WOLVERTON Wolverton Linford Wood Park Brooklands Mill Bancroft Downs Barn Newlands Greenleys Stacey Bushes Heelands Hodge Conniburrow Fullers Broughton Slade Lea Bradwell Bradwell Abbey Broughton Kiln Farm Bradwell Woolstone Gate Common Middleton Wymbush Rooksley Oakgrove Two Mile Ash Kingston Magna Park
Loughton Fishermead Monkston Monkston Lodge Park Great Holm Brinklow Eaglestone Oldbrook Woughton on-the-green Loughton Kents Hill Crownhill Winterhill Leadenhall Walton Hall Wavendon Shenley Gate Church End Knowlhill Woughton Park Walnut Independent Hall Grange Farm Tree School Site Walton Shenley Church The Bowl Old Farm End Simpson Hazeley Shenley Bleak Beanhill Park Medbourne Lodge Hall Oakhill Ashland Walton Park Browns Shenley Wood Woods Redmoor Woodhill Tilbrook Denbigh Shenley Granby North Mount Farm Brook End Furzton Denbigh Hall Caldecotte Oxley Park Fenny Fenny Lock Emerson Valley West Denbigh Westcroft Stratford Bletchley East
Kingsmead Tattenhoe BLETCHLEY Far Bletchley
Tattenhoe Water Park Eaton A421
Newton Leys
Figure 2: Site Location
www.milton-keynes.gov.uk/udla 7 Land off Daubeney Gate, Shenley Church End Development Brief
Daubeney Gate
Portway (H5)
Vache Lane
Figure 3: Site Boundary
1.3 Structure of Brief understanding of this will have an important bearing on the key design principles and
The Brief is divided into five sections: parameters. Section 1 outlines the purpose of the brief, its Section 4 outlines what the Brief is seeking to location and ownership. deliver in terms of land uses Section 2 describes the planning policy context Section 5 represents the Key Design and of the site. Development Principles, that should inform any Section 3 provides a site analysis of the site development proposals. The accompanying itself and the surrounding area. A thorough Parameters Plan spatially illustrates the design principles.
8 Urban Design & Landscape Architecture
Figure 3: Site Boundary
www.milton-keynes.gov.uk/udla 9 Land off Daubeney Gate, Shenley Church End Development Brief
SECTION 2: POLICY CONTEXT
10 Urban Design & Landscape Architecture
2.1 National Planning Policy Framework i. Proposals should incorporate a buffer to the adjacent Scheduled Ancient Monument. 2.1.1 The National Planning Policy Framework ii. Access should be taken from Vache Lane and development should contribute towards (NPPF) was published in 2012. At the heart appropriate off-site traffic calming measures. of the NPPF is a presumption in favour of iii. Proposals should incorporate measures to sustainable development. improve biodiversity with the western edge of the site left as green space to facilitate this. 2.1.2 The following sections of the NPPF are of iv. Dwellings should be orientated to avoid particular relevance to the development of this overlooking existing development on Duncan site: Grove. • Promoting healthy communities 2.2.3 Proposed Modifications to the SiteAllocations • Requiring good design Plan will be published early in 2018. One of the modifications will be to include the western part 2.1.3 As of 6 April 2015, National Planning Policy of the site within the allocation. has been strengthened to make it clear that the Government’s expectation is that Sustainable 2.3 Proposed Submission Plan:MK Drainage Systems (SuDS) will be provided in new developments. To this effect it is expected 2.3.1 The Proposed Submission Plan:MK consultation that, where planning applications are for major document was published in October 2017. It is development, the Local Planning Authority anticipated that an examination will take place in must ensure that SuDS are put in place, unless summer 2018. demonstrated to be inappropriate. 2.3.2 Plan:MK includes policies on place-making 2.1.4 Milton Keynes Council will therefore determine (SD1), sustainable construction (SC1), flood risk (FR2), biodiversity (NE2, NE3), heritage planning applications in accordance with assets (HE2), open space (L4), design (D1-D4), national standards and local policy, whilst taking housing (HN1-HN6), transport (CT1-CT4, CT5- into account technical advice provided by the CT6), parking (CT10), digital communications Lead Local Flood Authority. (CT9), promoting healthy communities (EH7) and infrastructure (INF1). 2.2 Draft Site Allocations Plan 2.4 Milton Keynes Local Plan 2.2.1 The Site Allocations Plan has been prepared to support the delivery of the housing targets for 2.4.1 The Milton Keynes Local Plan was adopted Milton Keynes, which have been set by the Core in December 2005. The following Local Plan Strategy. It was submitted for examination in policies have been ‘saved’ by the Secretary of April 2017. State. They remain in force until superseded by 2.2.2 The eastern part of the site is allocated for policies in other development plan documents, housing in the draft Plan (see figure 4). Policy e.g. Plan:MK, Site Allocations Plan. SAP9 includes the following key principles: www.milton-keynes.gov.uk/udla 11 Land off Daubeney Gate, Shenley Church End Development Brief
2.4.2 The site is allocated in the Local Plan as a site 2.4.4 Policy D4 of the Local Plan sets out the for an independent school (policy C4). The Council’s requirements with regard to Council’s Education Department has confirmed sustainable construction. that the site is no longer required for education use and has been taken off the Council’s Capital 2.4.5 Policies D1, D2 and D2A are general design Programme. policies that apply borough-wide. They look at the impact of development proposals on locality 2.4.3 Policies H4-H5 and L3 set out the Council’s and the design of buildings. Policies T10 and requirements with regard to affordable housing, T15 take account of traffic and parking provision and open space, respectively. Policy H8 sets respectively, while Policy T11 sets out the out an average density for Shenley Church End Council thresholds regarding whether or not a of 35 dwellings per hectare (dph). Transport Assessment/Travel Plan is required.
KEY
Site Allocations Plan
Proposed Modi cation
Portway
Daubeney Gate
Figure 4: Site Allocations Plan
12 Urban Design & Landscape Architecture
2.5 Core Strategy • New Residential Development Design Guide (2012) 2.5.1 The Core Strategy was adopted in July 2013 • A suite of Supplementary Planning Documents and forms part of the development plan for and Guidance relating to Developer Milton Keynes. Contributions 2.5.2 Relevant Core Strategy policies include: • Policy CSA National Planning Policy Framework 2.7 Council Plan - Presumption in favour of sustainable development 2.7.1 This Brief will, in particular, support the key • Policy CS10 Housing priority of delivering housing. • Policy CS11 A Well Connected Milton Keynes
• Policy CS12 Developing Successful 2.8 Planning Summary Neighbourhoods 2.8.1 The site is allocated in the Draft Site Allocations • Policy CS13 Ensuring High Quality, New Plan for residential development. Designed Places • Policy CS18 Healthier and Safer Communities • Policy CS19 The Historic and Natural Development Plans Environment
2.5.3 Milton Keynes benefits from an innovative and strategic approach to open space provision and Core Strategy surface water management. In line with local policy contained within the Core Strategy, all Adopted version July 2013 new developments will be required to ensure that flood management is planned at the largest appropriate scale, providing sustainable and strategic surface water drainage as part of a network of multi-purpose open spaces.
2.6 Supplementary Planning Guidance (SPG)/Documents (SPDs)
2.6.1 The following Supplementary Planning Guidance/Documents (SPG/SPDs) should be www.milton-keynes.gov.uk/planning-policy considered as material considerations when preparing any planning application for the site: • Sustainable Construction SPD (2007) • Parking Standards SPD (2016) www.milton-keynes.gov.uk/udla 13 Land off Daubeney Gate, Shenley Church End Development Brief
SECTION 3: CONTEXTUAL ANALYSIS
14 Urban Design & Landscape Architecture
3.1 Introduction
3.1.1 It is important to understand the existing site and surrounding area and their features, as this informs the layout and design principles for any redevelopment of the site. Figures 4 to 7 provide an analysis of the site and its context.
3.2 Surrounding Area
Land Uses
Courtyard cul-de-sacs off Daubeney Gate 3.2.1 Immediately to the north, and south of the site is residential development, comprising large detached dwellings. Housing in Duncan Grove ‘backs’ onto the southern boundary of the site. Immediately to the east of the site across Vache Lane is a very large house which is well set back from the street behind trees located in the public domain.
3.2.3 Immediately to the south-west lies a moated site, fishpond and associated earthworks which is a Scheduled Ancient Monument.
3.2.4 Grange Farm and Shenley Church End local East of the site across Vache Lane is a large house setback from the centres are both within 800m of the site. A local street behind planting play area to the south of the site and Shenley Church End playing fields to the east are within 400m of the site.
www.milton-keynes.gov.uk/udla 15 Land off Daubeney Gate, Shenley Church End Development Brief
Building Heights, Frontages and Setbacks
3.2.5 Development within the vicinity of the site is 2 storeys in height.
3.2.6 Along Daubeney Gate, dwellings are arranged in cul-de-sac courtyards, with side elevations fronting onto the street. The built frontage is fairly continuous and not set back far from the street. Side boundary treatments fronting the street are brick walls. Existing housing along Vache Lane 3.2.7 Along Vache Lane, large dwellings are set back from the street in a broken frontage. L-shaped building forms arranged around a shared drive often with garages and blank side elevations fronting the street. Soft landscaping and hedges are the predominant front boundary treatment.
Building Appearance
3.2.8 Houses to the north of the site are built in buff
brick with pantile roofs. They are characterised Existing housing along Daubeney Gate by simple building forms and restrained detailing. This housing has the strongest relationship with the site, and therefore new development, particularly along Daubeney Gate, should reflect this character.
3.2.9 To the south of the site are large houses, often with L-shaped plans and gables. These houses are predominantly red brick with pantile roofs, with render, hung tiles and half-timbering used as accent materials. This housing has a weaker relationship with the site, as the existing vegetation means that the two developments are not viewed together.
16 Urban Design & Landscape Architecture
N 800m PRIMARY SCHOOL
Crownhill Playing Fields
Fulmer Street (V3) P O
SECONDARY SCHOOL
Portway (H5) Grange Farm Shenley Local Park Church End Playing Fields
400m
SECONDARY PRIMARY SCHOOL SCHOOL
Medbourne Playing Fields
Tattenhoe Street (V2) Shenley Wood
HOUSING DAY NURSERY
EMPLOYMENT COMMUNITY CENTRE
EDUCATION OPEN SPACE
LOCAL CENTRE PLAY AREA
DOCTORS SURGERY BUS STOP
DENTIST REDWAY
P O POST OFFICE SITE BOUNDARY
Figure 5: Surrounding Area
www.milton-keynes.gov.uk/udla 17 Land off Daubeney Gate, Shenley Church End Development Brief
Public Transport Access
3.2.10 There are bus stops located on Portway (H5) and ‘hail and ride’ stops on Daubeney Gate and Engaine Drive (see figure 5).
Redway network
3.2.11 There is an existing redway on both sides of Daubeney Gate, as well as along Engaine Drive and the south side of Vache Lane adjacent to the site. This provides cycle and pedestrian Site frontage along Vache Lane access to the local centre and links into the wider redway network.
3.3 The Site
Topography and Landscape
3.3.1 The site is relatively flat however slopes gently down from Vache Lane towards Portway. The initial 90m of Daubeney Gate from the Portway junction is at a higher level than the site. The western boundary to Portway is generally at a
lower level to the road. Hedgerow along southern boundary of site
3.3.2 The site comprises rough grassland. There is a mature hedgerow along part of the southern boundary of the site, and an historic hedge running north-south through the site.
3.3.3 The site is screened from the Portway grid road by planting.
3.3.4 There is a line of street trees within the highway verge along Daubeney Gate and Vache Lane.
Mature hedgerow running north-south across site
18 Urban Design & Landscape Architecture
N LANDSCAPE & HERITAGE
Site Boundary
Street Tree
Planting
Public Open Space
Rough Grass
Hedge
Ancient Monument
Gentle Slope
Daubeney Gate Slope up to Daubeney Gate
Portway
Figure 6: Landscape www.milton-keynes.gov.uk/udla 19 Land off Daubeney Gate, Shenley Church End Development Brief
Vehicular Access
3.3.5 The site has easy access to the grid road network with Daubeney Gate connecting to Portway (H5).
3.3.6 Daubeney Gate and Vache Lane have a redway which externally adjoins the boundary of the site. Crossovers of the redway should be kept to a minimum and therefore vehicular access to the site from these streets will be restricted. Redway along Daubeney Gate - crossovers should be kept to a minimum Services
3.3.7 There is an existing sewer running north-south through the site adjacent to the hedgerow. Another sewer running east-west is located in the north-western corner of the site. Buildings cannot be erected within the easements of these sewers. Sewer easements should be retained within the public realm.
View of site looking west from Vache Lane
Corner of Daubeney Gate and Vache Lane
20 Urban Design & Landscape Architecture
N
MOVEMENT
Site Boundary
Grid Road
Principal Street Within Grid Square
Redway
Pedestrian Route
Bus Stop
Hail and Ride Stop
Figure 7: Movement www.milton-keynes.gov.uk/udla 21 Land off Daubeney Gate, Shenley Church End Development Brief
N
OPPORTUNITIES AND CHALLENGES
Site Boundary Development Site Building Fronts Grid Road Planting Line of Street Trees Hedge Development Frontage Opportunity Opportunity to Back onto Boundary Daubeney Gate Building Form Context: 2 Storey Public Open Space Scheduled Ancient Monument Portway Existing Redway Existing Pedestrian Route Potential Vehicular Access Sewer Easement
Vache Lane
Figure 8: Opportunities and Challenges
22 Urban Design & Landscape Architecture
3.4 Opportunities and Challenges
3.4.1 The preceding sections of the development brief provide an appraisal of the site’s existing character and context.
Opportunities
• Good existing pedestrian and cycle links. • Site is accessible by public transport and car. • Site is located in a sustainable location within walking distance of local centres, schools and open spaces. • Site is relatively flat, although it slopes gently down from Vache Lane to Portway.
Challenges
• There is a Scheduled Ancient Monument adjacent to the site, the setting of which should be protected. • A redway runs along the two street frontages to the site. This will constrain the number of vehicular accesses that can be taken of Daubeney Gate and Vache Lane. • There is a mature hedge along part of the southern edge of the site, and an historic hedge that runs north-south through the site. • Two sewer easements crossing the site within which buildings cannot be erected.
3.4.2 The opportunities and challenges have served to underpin the rationale behind the approach and principles of this Brief and the Parameters Plan, outlined in section 5.
www.milton-keynes.gov.uk/udla 23 Land off Daubeney Gate, Shenley Church End Development Brief
SECTION 4: DEVELOPMENT OPPORTUNITIES
24 Urban Design & Landscape Architecture
4.1 Development Opportunities
4.1.1 The planning policy context is outlined in Section 2. The site is allocated for residential development in the Site Allocations Plan. A mix of housing should be provided on the site.
4.1.2 It is expected that 30% of the total housing will be provided as affordable housing, as outlined in the Council’s Affordable Housing SPD adopted in 2013.
4.1.3 A financial contribution towards off-site local play provision will be required.
www.milton-keynes.gov.uk/udla 25 Land off Daubeney Gate, Shenley Church End Development Brief
SECTION 5: PLANNING AND DESIGN PRINCIPLES
26 Urban Design & Landscape Architecture
5.1 Introduction 5.3 Key Buildings and Frontages
5.1.1 This section outlines the principles relevant Key Buildings to the design and development of the site. A 5.3.1 The entrance to Shenley Church End from Parameters Plan serves to spatially represent Portway should be marked with a key building. the key design principles. It should be designed so that it is distinct from the surrounding buildings by virtue of use, scale, 5.1.2 Development proposals should be based on a architectural style, detailing or materials. thorough appraisal of the site’s context and the surrounding area. 5.3.2 The building at the corner of Daubeney Gate 5.2 Layout and Vache Lane, should have active frontages to both streets.
5.2.1 Development should be laid out and designed Frontages so that it fronts onto Daubeney Gate and Vache Lane. As private drives are not permitted across 5.3.3 The most important frontages are onto Daubeney Gate and Vache Lane, the layout may Daubeney Gate and Vache Lane. Development need to incorporate rear parking. An alternative should however overlook all other streets could be to include some short private drives created as part of the development. In this parallel to these two streets that allows frontage regard care must be taken to avoid layouts and access. Private areas created as part of the building footprints that result in blank elevations development should be inaccessible to the that front any of these routes. public. 5.4 Building Heights 5.2.2 A new street should be provided connecting 5.4.1 Building heights should be 2 storeys to reflect Daubeney Gate and Vache Lane. Development the heights of the buildings in the surrounding should back onto the southern boundary in order area. 3 storeys may be appropriate to mark key to avoid overlooking of existing properties in buildings. Duncan Grove.
5.2.3 An area of open space should be provided to enable the existing mature hedgerow to be retained within the public realm.
www.milton-keynes.gov.uk/udla 27 Land off Daubeney Gate, Shenley Church End Development Brief
PARAMETERS PLAN
Site Boundary N Development Site Trees to be Retained (Except Where Removal is Necessary to Allow Access to the Site) Existing Hedge to be Retained (Except Where Partial Removal is Necessary to Allow Access to Western Part of the Site) Proposed Open Space Key Frontage Opportunity to Back onto Boundary Key Building Corner Building Existing Redway Existing Pedestrian Route Indicative Location for Vehicular Access Potential Street Network Potential Private Drive Sewer Easement
Figure 9: Parameters Plan
28 Urban Design & Landscape Architecture
5.5 Detailed Design Appearance 5.5.2 As a general principle, the appearance of buildings should reflect Milton Keynes’s ethos 5.5.1 The architectural approach to development as a forward thinking, and innovative city. All should be informed by the contextual buildings should be of high design quality, analysis. Section 3 identified the simple should be well proportioned, should enhance building forms, restrained detailing and use of their surroundings and be constructed from high traditional materials in existing housing along quality, durable materials. Daubeney Gate. While this should inform the detailed design appearance the key is for the 5.6 Sustainable Construction and Energy Efficiency development to have an identifiable character.
5.6.1 The Council’s Local Plan Policy D4 and its supplementary Sustainable Construction SPD sets sustainability standards that will have to be considered as part of the overall design process.
5.7 Access and Movement
5.7.1 There is a redway that runs along the edge of the site alongside Daubeney Gate and Vache Lane. Vehicular crossings of the redway should be kept to a minimum.
Simple building forms used in contemporary design create strong 5.7.2 The principal access to the site should be from character Daubeney Gate (to the west of the redway) and Vache Lane. Permission has previously been granted for a school on part of the site, with access taken from this point. An additional access off Daubeney Gate, to serve frontage development, will be allowed.
5.8 Parking
5.8.1 Car and cycle parking must be in accordance with Milton Keynes Council’s Parking Standards.
5.8.2 As direct access for vehicles will not be allowed from Daubeney Gate and Vache Lane, there Traditional materials can be used in a contemporary manner may be the need for some rear parking courts. www.milton-keynes.gov.uk/udla 29 Land off Daubeney Gate, Shenley Church End Development Brief
These should be kept small and private with 5.10 General Planning Requirements car parking spaces ideally located on the rear boundary of individual properties. Para 5.2.1 Sustainable Urban Drainage Systems does however suggest that rear parking could 5.10.1 When making planning applications it is be avoided by including short private drives essential that, to get the best results, the parallel to Daubeney Gate and Vache Lane integration of water and SuDS options are that would allow front or parking to the sides of considered early in the site evaluation and properties. planning process, not just at the detailed design 5.9 Public Realm and Landscaping stage. Full consideration of SuDS at the pre- application and outline stage is important to 5.9.1 There is an existing hedgerow that runs along ensuring surface water management is fully the southern boundary of the site, and one that integrated into the development, leading to an runs north-south through the site. The southern effective drainage design, providing multiple hedgerow will help screen the development benefits and with costs considered from the from existing residents of Duncan Grove, and outset. Further guidance and information can should be retained. The north-south hedgerow be found in the “Milton Keynes Council Surface has biodiversity benefits and should be retained Water Drainage; Local Guidance for Planning within the public realm. A section of the hedge Applications”, which is available on the Council’s will need to be removed in order to allow access website. to the land to the west. Nature Conservation 5.9.2 There are rows of trees along the Daubeney Gate and Vache Lane street frontages. These 5.10.2 Any proposals for development will require a should be retained except where removal is Preliminary Ecological Appraisal. required to accommodate vehicular access to 5.10.3 In addition, additional biodiversity improvements the site. should be undertaken to satisfy the 5.9.3 Development proposals should be accompanied requirements of the Council’s Local Plan Policy by a plan illustrating indicative landscape NE3. principles for the site. Archaeology
5.9.4 Landscaping should be used to reduce the 5.10.4 A medieval manorial complex comprising a impact of blank side boundary fences. twin moated site, fishpond and associated earthworks lies to the south-west of the site. This moated site is a Scheduled Ancient Monument. Developers should ensure that any development of the site will not have an adverse impact on the setting of the Ancient Monument.
30 Urban Design & Landscape Architecture
5.10.5 Consultation with the Council’s Senior Archaeological Officer did not identify any significant archaeological constraint within the development site.
Safety and Security
5.10.6 The layout of the development should avoid the creation of areas of public realm that are ‘leftover’ and not overlooked by any development, as they can become areas of anti- social behaviour. Furthermore, there should be no ambiguous space in terms of ownership.
Superfast Broadband
5.10.7 All new developments are encouraged to provide superfast broadband. Larger developments of 30 or more homes can have the infrastructure installed for free if they start the application process very early in the lifecycle of their developments.
www.milton-keynes.gov.uk/udla 31 Land off Daubeney Gate, Shenley Church End Development Brief
32 Urban Design & Landscape Architecture Growth, Economy and Culture Milton Keynes Council Civic Offices 1 Saxon Gate East Milton Keynes MK9 3EJ T +44 (0) 1908 254836 F +44 (0) 1908 252329 E [email protected]
www.milton-keynes.gov.uk/udla
Available in audio, large print, braille and other languages 01908 254836