05/01429/OUT MIXED USE DEVELOPMENT COMPRISING OF RESIDENTIAL (APPROXIMATELY 500 DWELLINGS), A MIXED USE LOCAL CENTRE (USE CLASSES A1-A5, CLASS B1 AND D1), COUNTRY/LINEAR PARK EXTENSION, STRUCTURAL LANDSCAPING, OPEN SPACE AND PLAY AREA AND ASSOCIATED HIGHWAYS AND INFRASTRUCTURE IMPROVEMENTS (OUTLINE) AT Park - Land North of, Road, Stantonbury FOR Genesis Holdings Ltd

INTRODUCTION

The application site of 'Stantonbury Park' lies on the northern edge of and totals approximately 71 hectares. The site currently comprises open grassed farmland, divided through the middle in an east west direction by the canal. The area north of the canal stretches to as far as a track, which flanks a series of lakes, the remains of St Peter Church and a scheduled ancient monument. The area to the south of the canal is triangular in shape and is bound to the south and south east by the Wolverton Road and to the west by a woodland belt. The civic amenity site lies to the southwest corner.

The site is currently in agricultural use predominantly for pasture with a small area of arable cultivation. The farm buildings, which lie to the southeast of the site on the Wolverton Road with the exception of the main house and a large grain store, have been converted to office use.

The site is located within the parish of although it lies on the edge of the urban areas of Stantonbury, and . The cemetery lies on the opposite side of Wolverton Road to the site.

CURRENT APPLICATION

The application which is in outline is accompanied by a Development Brief, an Environmental Impact Assessment and a Transport Assessment which indicate the proposal to include:

* Residential development capable of accommodating at least 500 dwellings of which 30% are affordable housing, predominantly 2 storey with 3/3.5 storey buildings in key locations to act as landmarks and provide definition (approx. 15 hectares) * A local centre, comprising a mix of employment, retail, residential and community and leisure uses (approx 1 hectare) * Associated highways and highway junctions, foul drainage, surface water drainage, balancing areas, and integrated public transport routes (approx 2 hectares) * Extension to Linford Lakes Linear park in order to create a Country Park and new play areas for a range of ages (approx. 50 hectares) * Associated structure landscaping and earthworks (approx 3 hectares)

The new local centre is proposed to be situated towards the southwestern corner of the site along the main transport corridor through the development and adjacent to Wolverton Road

Housing areas are proposed with the intention that the density of the housing would vary from typical low/medium density of housing on the northern fringes of the site through to medium and higher density areas located towards the centre of the site, adjacent to the principal corridor of movement.

The proposal indicates a new access road through the site linking from the existing Saxon Street/Wolverton Road junction through to a new access to the east of the site linking back onto Wolverton Road. This road will become a new transport corridor.

The whole of the area of new build development is set within a strong landscape framework of public open space and strategic landscape infrastructure. A landscape 'linear parkway' corridor is also located through the north-south central axis of the residential development area, providing a connection from the linear park to Wolverton Road.

A significant feature of the proposed development is a major area of open amenity space, comprising the whole undeveloped northern part of the site, to provide an extension to the Linford Lakes Linear Park and form a country park. It is intended that this area should be managed in such a way as to encourage ecological diversity whilst at the same time providing informal recreation opportunities.

A balancing pond is proposed with a sustainable drainage system used to ensure that there is no adverse flooding effects within the development or downstream along the .

PLANNING HISTORY

The site was not allocated in the Second Deposit Draft Local Plan but was put forward by the applicants as an omission site. The site was considered at the Local Plan Inquiry held between October 2003 and June 2004. The inspectors report following the Inquiry recommended that the Local Plan should include a Modification to allocate an Expansion Area at Stantonbury Park for a residential development of 500 houses, a country park, and a local centre.

The site was subsequently allocated for this form of development within the proposed modifications to the Second Deposit Local Plan published in June 2005 under a new policy EA7. Cabinet and Council considered responses to the Local Plan Modifications in October and November 2005; no further changes to Policy EA7 were proposed. The Council has now adopted the Local Plan.

The submitted outline application incorporates all those requirements/criteria set out in policy EA7.

The Council's Local Development Scheme, approved by Cabinet in March 2005 and by the Government Office for the South East (GOSE) in April included the production of a Supplementary Planning Document for the Stantonbury Park site.

In the knowledge of the new planning system and the requirement to have an adopted masterplan for the site prior to the determination of any planning application, a number of consultation events took place prior to the submission of the planning application to give an opportunity to people to raise issues on the development of the site. Representatives of the developer and their planning consultants attended the events. This informal and 'frontloaded' consultation programme is in addition to the statutory consultation procedures on the Development Brief itself. The Council and the developer have taken a collaborative approach to public consultation in respect of this site, which is consistent with the requirements of the new planning system to involve stakeholders earlier in the process. The Council does not yet have an adopted Statement of Community Involvement (SCI) but the approach taken through the focus groups and exhibitions was considered appropriate under the new system.

MAIN ISSUES

The main issues are: -

1) Compliance with policy, government guidance and acceptability

2) Development Brief Design and layout

2) Planning Obligations- whether the proposed levels of contributions are fair and reasonably related to the nature and scale of the development.

CONSULTATIONS AND REPRESENTATIONS

Buckinghamshire and River Ouzel Internal Drainage Board have no comments.

Minerals and Waste Team have no objection. Waste collection needs to be considered especially from flat blocks.

Beds, Bucks & Oxon Wildlife Trust have no objections subject to the mitigation in the EIA being adhered to and management being put in place. It is also essential that appropriate long term funding of the site is formulated with the developer and secured through S106.

Rights to ride representative - The masterplan is too small; plans fail to show cycle routes through the development; the plans omit the proposed bridleway running from end linkage, crossing the existing canal up to the old church; there needs to be a linkage from Newport Pagnell to existing redways; linkages have been removed from the previous scheme; dangerous at grade crossing to the New Bradwell end linkage

Arts Officer advises that an artist works with the developer from an early stage to identify integrated projects that involve and engage new communities. 1% of capital costs to this work in accordance with policy.

Urban Design recommend that the brief be altered especially in relation to the 'built form' plan, which should be amended, to illustrate that there are a number of problems with it. These have now been dealt with the adopted Development Brief.

British Waterways are broadly happy with the details of the development brief but their main concern is that is that the design of the open space edge of the housing area should be high quality. The proposed accesses for vehicles and pedestrians through the area and into the parkland are also important considerations. The dwellings on the edge should face out over the linear park with a wide public path to define the edge and limited planting to allow visibility. Structures across the canal and towing paths will have to be upgraded to allow for increased usage. Permission with BW needs to be discussed in relation to works to the canal, any displacement of moorings, safety and security and discharge into the canal.

Environment Agency broadly agrees with the principles of surface water proposals and the Flood Risk Assessment but requires further details including a model of the watercourse and volumes and flow controls for the required attenuation. They have confirmed that surface water drainage issues can be dealt with through S106 and conditions.

Rights of Way Officer has no objections subject to the right of way remaining open and its character maintained.

Environmental Health - Contaminated Land have no objections subject to conditions; Air Quality have no objections and Noise considers that a further noise study be carried out on the impact of increased road traffic noise at a detailed stage.

English Heritage has no objections to the application or the development brief.

The local badger consultant, Mr Frewin found no badger setts or signs

English Nature is satisfied that this development is unlikely to impact on any statutory designated sites. Within the Brief they are happy to see that sustainable construction techniques will be incorporated into the development such as SUDS and use of Eco-homes.

The Parks Trust represented by David Lock Associates indicates that the Trust's concerns relate to the potential impact of the development on Stantonbury Local Centre, which it owns and manages. The proposed Local Centre is situated in a prominent position and is likely to attract passing trade as well as local customers and as such they state that it could be argued that the proposed centre could have an adverse impact on the vitality and viability of Stantonbury Local Centre. They also state that this has not been assessed by the applicant in the EIA and it should be done before the application is determined.

The Education Department confirms that there is pressure on the provision of secondary school places (including post 16) but the expectation is that primary school places close to the area of development are capable of providing the necessary places. They advise that they are happy with the terms of the S106 contributions towards secondary places.

Archaeological Officer advises that the EIA and previous evaluation works have identified areas of potential archaeology. Further evaluation works are required in order to establish a suitable mitigation scheme.

Highways has no objection in principle.

Anglian Water are now satisfied subject to conditions

Comments have also been received from Landscape and Countryside, Leisure, Public Transport, highways, Local Plan and Education departments in relation to S106 contributions

Stantonbury Parish Council object to the proposed development on the following grounds:

* The scheme should have integrated social housing. * Increased traffic and congestion * Public transport needs to be provided early and for a minimum of 5 years * The new surgery will draw people from outside the development causing increased traffic and difficulty for patients moved from existing practices in Stantonbury. * People using the cemetery will not use the parking area within the development without adequate pedestrian access across Wolverton Road * Increased pressure on local schools. * The protection of St Peters Church needs to be considered. * Condition on construction traffic not going through New Bradwell * Concerns at three storey development * Concern at who will maintain the linear park

New Bradwell Parish Council object on the following grounds

* The buildings should not be visible from the canal or Haversham * The signalised junction should include pedestrian crossings on all four arms of the junction. * There should be crossings of the Wolverton Road at the cemetery and further down near Stonepit Field. * The section between Wolverton Road/Saxon Street Roundabout and the Black Horse canal bridge should be 30mph * No construction traffic should go though New Bradwell * Concerns regarding the viability of the local centre and impact on other local centres. * The proposed car park at the proposed local centre is too large and unnecessary * 15% of the affordable housing should be social rented. * All housing should be lifetime homes standard * The bus service should be provided on first occupation of the dwellings * There should be a commitment to a travel plan * There should be a commitment to providing funds for the long term maintenance of the parkland area.

8 further letter of comment have been received (including 4 identical letters) on the following grounds:

1. The site should be left undeveloped until all land within the city boundary has been developed. 2. The schools and medical facilities are inadequate 3. The Wolverton Newport Pagnell road is inadequate 4. Possibility of rat running in Marsh Drive 5. Increased traffic 6. Increased pollution 7. Additional nuisance to surrounding population 8. The site did not perform well against alterative sites previously examined by the Council as part of the background work for the emerging local plan. 9. The development of the site has significant landscape and visual implications. 10 The development would represent an unacceptable intrusion into the Ouse Valley and form an unsustainable urban extension to Milton Keynes 11. The site is isolated and unsustainable in relation to the existing development 12. Intrusive development 13. Loss of openness 14. Precedent for further development on the northern side of Wolverton Road 15. Loss of wildlife 16. Loss of open views and character from the canal 17. Development of the site dilutes the transport strategy. 18. Local centre would not be self supporting 19. The distributor road designation is inappropriate. 20. Open and distant views would be destroyed by development 21. Pedestrian and cycle linkage to the surrounding network is poor. 22. The proposed local centre could have an adverse impact on surrounding local centres. 23. Public transport should be in place when the first dwellings are occupied. 24. Increased traffic leading to congestion 25. Insufficient school capacity 26. Limited vehicular access to the linear park site should be considered to ensure enjoyment by those on foot, cycle or horseback. With good management 27. Increased traffic and congestion

RELEVANT POLICIES

National Planning Policy

PPS1 PPG3 PPS6 PPG13 PPG17

Milton Keynes Local Plan 2001-2011

S1-General Principles S3-City Expansion Areas S12- Linear Parks EA1- General Policies EA7-Land at Stantonbury Park Farm D1- Impact of the Development on the Locality D2 - Design of New Buildings D4 - Sustainable Construction T1 - The Transport User Hierarchy T5 - Public Transport T9 - Road Hierarchy T10 - Traffic T15 - Parking Provision T17 - Traffic Calming H1 - Land Allocated For Housing H2 - Priority Housing Needs H3, H4 & H5 Affordable Housing H7 - Housing Areas H8 - Housing Density. (Zone 3 - 35 Dwellings to the hectare.) H9 - Housing Mix L3 - Standards for Leisure Provision PO1 & PO2 Planning Obligations PO5 New Housing Development

STANTONBURY PARK FARM DEVELOPMENT BRIEF

Submitted as part of the application is the Development Brief for Stantonbury Park.

The Brief will fulfil the role of the 'masterplan' for the entire expansion area as a requirement under Policy EA1.

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 Local Plan policies can be met * The distribution of land uses on the site * The phasing of development * The key design principles, which underpin the layout form and appearance of development * Transport, infrastructure and local community requirements

The submitted Brief comprises a written statement as well as a masterplan, which illustrates the proposals for the site. Other plans within the Brief illustrate the existing site constraints and opportunities and provide a detailed explanation of how such elements have informed the design process.

As mentioned above it is a requirement under Policy EA1 to have an adopted masterplan in place prior to the determination of a planning application.

The brief has been through a consultation period and was reported to Cabinet on the 17th January 2006 ( copy attached at appendix A) where it was agreed that the brief be amended in accordance with the recommendations. These included larger, clearer plans; the footpath and highway network plan should show arrangements and linkages more clearly; landscape strategy plan be amended; local facilities plan be amended to show 2km radius and proximity of CMK; amend the built form plan; density clarification; character areas not to overlap and distribution and mix of dwellings with landmark buildings and vistas.

Within the text, the Brief should make reference to the size of the Local Centre and the reserve site; bus services to be provided from the onset; affordable housing to consist of no more than 12 dwellings; all plans relate to the Country Park rather than Linear Park Extension; the scheme to be provided to secured by design standards; a second crossing of the canal should be indicated; reference to be made to the provision and integration of public art; reference should be made to a positive frontage along Wolverton/Newport Road; the archaeological context should be made reference to and the brief should make reference to meeting all aspects of D4.

These detailed items have now been addressed and a revised brief issued. The changes were delegated to the Cabinet member for Planning and Transport. The revised Development Brief has now been adopted as a Supplementary Planning Document (SPD), which will serve as a material consideration in determining planning applications in the Stantonbury Park Expansion Area.

The planning application does not include a Sustainability Appraisal of the Development Brief (a new legal requirement); therefore Council officers prepared an Appraisal of the Brief and consulted on it for four weeks from 3 November to 2 December 2005. The consultation period on the Development Brief was extended to coincide with the deadline for comments on the Appraisal.

The sustainability appraisal is an appraisal of the contents of the Development Brief only. It is not an appraisal of the site itself and the merits of developing it or not.

The Sustainability Appraisal highlighted a number of issues that a revised Brief should address in order to have a more positive impact on the Sustainability Appraisal Framework and these have been included in the recommendation above.

DETAILS OF THE STANTONBURY PARK DEVELOPMENT BRIEF

Movement

The Development Brief focuses development on a new urban spine road 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 buildings. Where the site is accessed off Saxon Street roundabout a gateway is established through the development of landmark buildings incorporating residential and community uses. The main road through the site will provide the opportunity to extend the existing bus service and the diameter bus routes into the development and linking to .

The design of the development proposals ensure existing public rights of way are integrated into the scheme and new routes are created linking key destinations with the proposed housing and the surrounding context.

Housing

The Brief indicates that the scheme would be for at least 500 dwellings at an average density of 35 dph. Within the overall average site density, two density bands are proposed - high density approx 35-40dph and low density at approx 32.5dph. The high density is proposed along the public transport spine and Wolverton Road. The medium/low density would be located towards the edges of the site to the north and east.

Affordable Housing

Approximately 30% of the total number of dwellings will be affordable, provided throughout the development in clusters of no more than 12. These will include social rented, shared ownership and low cost/reduced cost market housing.

Local Mixed Use Local centre

An area of approximately 1 hectare located adjacent to the main access to the development off Wolverton Road is proposed as a mixed use local centre to accommodate a local convenience food store, a doctors surgery/health facility, offices and pub/restaurant. The retail area of the Local Centre will be no more than 1,200sqm and the foodstore element of the retail area will be no more than 700sqm gross. A reserve site for potential future uses is also included within this centre. The new centre also incorporates public parking areas, which offer parking facilities for a variety of uses including visitors to the Country Park. There is also scope for visitors using the cemetery to use this parking area.

Landscape and Open Space

Existing important landscape features are retained to ensure the landscape character of the area is maintained whilst protecting existing habitats.

An area of major amenity open space is proposed to the north of the ridgeline and to the north of the canal, which will create a country park.

A range of open space areas are proposed across the development to meet the needs of the new community at Stantonbury Park including a neighbourhood play area (which will be incorporated into the linear park) and a local play area central within the site.

Character Areas

The Development Brief, which has been amended, will include 5 character areas:

1. Stantonbury Place

This will be a mixed use area to include retail, offices, health facility and community uses. It would be located adjacent to the access into Stantonbury Park. The buildings will be 2 and 3 storey overlooking public space and the spine road and would act as a key community landmark.

2. Urban Spine

This is the main route through the development. It will have full range of density with highest density closest to the local centre. The development will be largely 2-3 storeys with townhouses and apartments at the highest density and semi detached and detached houses at the lower end of the density. Strong continuous frontages would be provided in key locations.

3. Formal Townscape

Characterized by a disjointed grid pattern of a formal nature. Incidental open spaces and pocket parks are to be created around movement nodes and at changes in building setbacks. A local play area is proposed as part of this area. Buildings to be located within a clearly defined block structure based on a disjointed grid with secure courtyards to the rear of properties. Mews courts to be located within the centre of large blocks. Full density range from low to high (30-40 dph) two to two and a half storeys generally with three storeys in key locations as landmarks or forming important frontages. Mix of townhouses and apartments in terraces or semi-detached. Limited number of detached dwellings located at prominent places for legibility. Strong, largely continuous building lines with limited set backs from the street/pavement edge. Buildings to overlook and address Wolverton Road.

4. Informal Townscape

A residential environment adjacent to areas of public open space incorporating an informal residential street layout with variations in street and verge width and pedestrian priority. Informal pathways created with a variety of materials. Informal areas of landscaping and open spaces created within the character area where the building line varies. Low to medium density (30- 35 dph). Predominantly 2 storeys. Mix of semi-detached and detached houses. Predominantly informal building lines including variations in setbacks with stronger frontages created immediately adjacent to the linear parkway.

5. Open Space Edge

Informal residential areas creating a landscape led environment whilst providing a clear definition of the boundary of the development. Predominantly residential with areas of informal recreation space. Informal street layout with variations in verge and pavement widths. Informal green spaces created where footpaths connect to the Country Park and integrate into the development. The pattern of buildings will create an informal block structure. Blocks are to be smaller in area than in the formal townscape. Low to medium density (average 32.5dph) on the boundary with the Country Park with densities increasing along the sunken track. Predominantly 2 storeys with 3 storeys overlooking key locations along the sunken track. Semi-detached and detached dwellings including imposing 'villa' dwellings fronting onto the parkland. Informal building line to vary creating interesting spaces for front gardens and public areas. Frontage onto the parkland area would ensure surveillance and utilise the views across this area.

Sustainable Building techniques

In order to accord with Policy D4, the applicants are looking to sustainable construction techniques. These would typically comprise: Improved energy efficiency through siting, design and orientation, water conservation measures, sustainable urban drainage systems, renewable energy production, recycled building materials and construction waste reduction. In addition the development will seek to achieve carbon neutrality or financial contributions to a carbon offset fund. The developers are also seeking to achieve a Building Research Establishment very good rating for the scheme.

Phasing

The phasing of the development proposals at Stantonbury Park is dependent upon the delivery of the infrastructure required to serve the proposals.

Details of the precise phasing and trigger points for relevant parts of the development will be set out in the Section 106 agreement following detailed negotiations.

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, 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 ongoing discussions with this Council and Milton Keynes Parks Trust and will be further detailed in the Country Park Design Code and S106 Agreement.

Within each phase of the development the proposed footpaths and cycleways will be laid out as an integral part of the construction process.

CONSIDERATIONS

Policy

National Planning Guidance

The most relevant PPG/PPSs are PPS1, PPG3, PPG6, PPG 13 and PPG17

PPS1 reaffirms the Government's commitment to delivering sustainable development and the creation of sustainable communities through a system of plan preparation and control of development and use of land. It also states that good design is indivisible from good planning. At paragraph 40 it refers to the need for community involvement.

The proposal has been allocated through the plan process, a Development Brief has been prepared to deal with design issues and the community has been involved from an early stage in the planning process. The scheme would therefore be in accordance with PPS1

PPG3 Housing emphasises the objectives of efficient sustainable use of land. It states at paragraph 46 that, to achieve sustainable environments, developments should be linked to public transport, be mixed developments, provide a greener residential environment, provide greater emphasis on quality places for people and ensure efficient use of land.

The proposed development has the potential to provide a mixed-use development with significant open space and a local centre in addition to a public transport route running through the site. The scheme would also have a density of approx 35dph. All of this is consistent with the principles of PPG3.

PPS6 states that the development plan should identify and allocate local centres and that the scale of development should relate to the role and function of the centre within the wider hierarchy and catchments served. The designation of new centres is addressed at paragraph 2.53. It specifically indicates that new centres should be designated through the plan-making process (as has occurred at Stantonbury Park) and where the need for them arises such as in areas of significant growth (as will occur at Stantonbury Park as an expansion area). Thus the allocation of a local centre at Stantonbury Park is entirely consistent with the principles of PPS6.

It is not considered that there is a requirement to undertake a further assessment of the Local Centre at this stage of the planning process, given that the Local Centre proposal is contained within the very recently adopted Local Plan.

The extent of the Local Centre has been established through the Development Brief, which has been adopted by this Council as a Supplementary Planning Document. The Development Brief sets out the size of the local centre and the max size for retail units.

PPG13 Transport objectives are to promote more sustainable transport choices, to promote accessibility to jobs, shopping, leisure facilities and services by public transport, cycling and walking and to reduce the need to travel, especially by car. It also proposes reduced parking provision levels.

The scheme would achieve good public transport links and with its network of cycle and pedestrian links would achieve the objectives of PPG13

PPG17 recognises the importance of open space, sport and recreation in underpinning people's quality of life. Paragraph 23 seeks to ensure that adequate provision is made for local sport and recreation facilities either through an increase in the number of or improvements to existing facilities where planning permission is granted for new housing. Paragraph 25 states that in urban fringe areas Local Authorities should encourage the creation of sport and recreation facilities in such areas and development of managed countryside, such as country parks. Where planning permission is to be granted for such facilities they should be accessible by walking cycling and public transport as alternatives to the use of the car.

As well as over 50 hectares being made available for the country park, there will be local play areas; a neighbourhood play area and network of open spaces within the development. The development therefore supports the objectives of PPG17.

Local Plan Policies

As mentioned above the Council has now adopted the Milton Keynes Local Plan 2001-2011. Although the site was not allocated in the Second Deposit Draft Local Plan, the inspectors report preceding the Inquiry recommended that the Local Plan should include a Modification to allocate an Expansion Area at Stantonbury Park for a residential development of 500 houses, a country park, and a local centre.

The site was subsequently allocated for this form of development within the proposed modifications to the Second Deposit Local Plan published in June 2005 under a new policy EA7. Cabinet and Council considered responses to the Local Plan Modifications in October and November 2005; no further changes to the policy for Stantonbury Park (Policy EA7) were proposed. Policy EA7 states:

Proposals for the Stantonbury Park Farm site must include:

"i) Housing in the southern part of the site (500 dwellings) ii) Open space for a Linear / Country Park north of the housing site and north of the (about 60ha) iii) A landscape and open space strategy that pays particular attention to the mitigation of the visual impact of the development in views from the adjoining AAL to the north iv) An ecological survey of the development site, which should include measures to enhance the wildlife and nature conservation value of the wildlife corridors along the canal and Stonepit Field v) Vehicular access for the site taken from the Saxon Street roundabout on Wolverton Road and a new junction with Wolverton Road at the eastern end of the site, adjacent to the canal bridge vi) Traffic calming measures along Wolverton Road, between the Saxon Street roundabout and the new junction with Wolverton Road vii) A local centre viii) 30% affordable housing ix) A financial contribution towards secondary school provision in the area x) A financial contribution towards health facilities in the area xi) Measures to ensure that the proposed linear park extension should be transferred to and managed by either the Council or the Parks Trust for use as public parkland in perpetuity."

The scheme submitted is in accordance with policy EA7 the Development Brief has been formulated in accordance with the site specific policies of the Local Plan.

Development Brief

The application is in outline with all matters other that the junctions reserved for subsequent approval. As mentioned above the scheme is being brought forward by way of a Development Brief.

A number of comprehensive changes have been made to the Brief to respond to detailed issues raised by Council Officers, consultees, Parish Councils and local residents as part of the consultation process in connection with the Brief and the application. These changes are outlined above and a full list is contained with the cabinet Report attached at appendix A.

It is considered that the amendments to the Brief address many of the consultation and representation responses outlined above. The response to other issues are outlined below:

Environment Agency

The applicant's agent is looking into the issues raised by the EA in relation to the presence of otters. The management of green space after 10 years will be part of the S106 contributions. Due to the general lack of species interest within the site, there are no other survey reports to include with the ES. A Nature Conservation Strategy which will be worked up in due course and could be covered by a condition on the planning permission.

Local Centre Issues

These have been largely covered above in relation to PPS6.

Landscape Issues

These have been largely covered by the ES. Mitigation will be carried to ensure that views of development are minimised where possible and details of location of buildings and landscaping can be considered further at the detailed application stage.

Education issues

It has also been suggested that it would be premature to grant planning permission in advance of a resolution of school capacity issues The applicant has met, in full, the requests of the Education Authority and has offered to provide additional funding for secondary school places as part of a package of S106 obligations. The Education Authority have responded to this application positively in their formal consultation response.

PLANNING GAIN

Negotiations have taken place on a package of on site facilities and financial contributions. New developments of this scale would be expected to make contributions through a S106 agreement towards additional infrastructure, Full payments should be made in accordance with Supplementary Planning Guidance to meet the needs generated by the development. The details are set out in appendix B. In summary the applicants have offered and receiving departments have agreed in principle the following contributions:

Leisure & Recreation £1,266,901.50 (this figure excludes VAT) (Revised downwards from standard SPG formula to account for the provision of Local play by the developer and the County Park contribution)

Country Park £2,335,000.00 (Ring fenced for the Country Park for set up costs and on going maintenance)

Education £1,882,000.00 (For secondary and post 16 education only)

Bus services £888,500.00 (Based on negotiations for actual service provision.)

Off-site highway works £400,000.00 (Agreed by Highways for junction improvements and linkages and upgrades to existing redways.)

Social Infrastructure £1,601,500.00 (SPG formula contributions excluding cemetery contribution.)

Carbon Off-set (£200 per tonne of Co2 anticipated produced by the development in one year. The S106 will set this figure but as the actual total amount payable will need to be measured at detailed application stage, the S106 on the outline will not include an actual total contribution.)

In relation to this the applicants have also offered: a) To transfer free of charge c50 hectares of land to MKC. This land will form part of the new Country Park. b) To provide within the local centre a 6 GP Doctors Surgery on terms agreed with MK PCT prior to the occupation of the 250th dwelling. c) To construct the two access junctions to the site, reduction in speed limit along Newport Road and the intermediate pedestrian crossing all to details approved by MKC as highway authority. d) To assign to MKC the options currently in the name of GHL which relate to land, which could provide an extension to the Ouze Valley Walk to the North of New Bradwell. e) To layout the Local Play Area in a location to broadly accord with the position indicated in the Development Brief, prior to the occupation of the 150th dwelling. The specification of the Local Play Area to be agreed with MKC. f) To complete the Spine Road linking the two site access junctions to at least base course and including footpaths, street lighting etc prior to occupation of the 200th dwelling.

This will provide:-

(i) Through access for Public Transport

(ii) The second major public access point to the Country Park g) That prior to completion of the 1st dwelling the reconstructed New Bradwell access junction will be completed including a sufficient length of spine road to accommodate the bus turning provision adjacent to the new Local Centre. h) That prior to occupation of any part of the Local Centre parking will be made available for public use within the Local Centre to serve the new Country Park and to provide overflow parking for the existing cemetery adjacent to the New Bradwell junction. i) To provide 30% of the dwellings for which consent is granted as Affordable Housing units.

The following will apply.

(i) Twenty per cent (20%) one bed Affordable Housing Units. (ii) Sixty per cent (60%) two bed Affordable Housing Units. (iii) Fifteen per cent (15%) three bed Affordable Housing Units. (iv) Five per cent (5%) four bed Affordable Housing Units.

Affordable Housing Tenures

(i) Five per cent (5%) Social Renting Housing. (ii) Fifteen per cent (15%) Shared Ownership Housing. (iii) Five per cent (5%) Reduced Cost Housing (iv) Five per cent (5%) Low Cost Market Housing.

j) To bring forward early payment through the S106 in the following way:

* On a date 2 months after the expiry of the Judicial Review Period and/or the satisfactory outcome of any legal challenges mounted with in the JR Period £1,000,000 * Prior to commencement of work on site £1,450,000 * Prior to occupation of the 150th Dwelling £2,713,000 * Prior to occupation of the 300th Dwelling £2,713,000 * Total £7,926,000

this will create interest for the Council in the region of £448,000.

Summary

Total Planning Obligation Contributions for Stantonbury Park

Total offered in Heads of Terms

£7,926,000.00

Estimated Interest on advance payments

£448,000.00

Works in kind

£1,155,090.00 (applicant's figures for Local Play Area, Cemetery contribution, Health contribution and Marle Land)

Total Contribution

£9,529,090

CONCLUSION AND RECOMMENDATION

The development proposals for Stantonbury Park Farm are based on the guidelines set out in Development Brief and accord generally with local and national policy. Amendments to the Development Brief have been carried out and this has now been formally adopted as SPD.

In terms of S106 contribution, the applicants have made an offer of a contribution of £7,926,000:00, which would be in the form of payments on a similar line to the Tariff, which has recently been agreed by Milton Keynes Partnership. The figures outlined above have now been agreed by the relevant departments and are largely in accordance with adopted SPGs unless otherwise agreed with the receiving departments.

It is recommended that subject to the satisfactory completion of a S106 legal agreement relating to the above items and conditions in respect of materials, access, parking, levels, landscaping, boundary treatment, no overhead lines, contamination survey, surface water, sustainability statement, limit to the number of dwellings and size of the local centre, archaeological works, phasing, submission of design codes, compliance with the Development Brief and other further appropriate conditions that outline planning permission be granted.