Notice of Meeting ______Milton Keynes Partnership Planning Sub Committee Wednesday 29 August 2012 at 5.30p.m
Venue: The Council Chamber, Civic Offices, 1 Saxon Gate East, Central Milton Keynes, MK9 3EJ ______
1. Apologies
2. Minutes of 19 July 2012
To consider approving as a correct record the Minutes of the meeting held on 19 July 2012 and dealing with any matters arising (Pages 3 to 11).
3. Reference Documents for Members (Standing Orders)
4. Declaration of Interests
5. Representations from Members of the Public (to note representations that have been received from members of the public and local organisations. Each representation will be heard under each agenda item following the MKP Planning Officer presentation to Committee)
6. Progress Report on Planning Applications and Officer Delegation Scheme (Pages 12 to 15)
7. Application 12/01288/MKPCR
Reserved Matters Application for Phase 1 Landscaping pursuant to outline planning permission 06/00123/MKPCO, Area 11 Western Expansion Area, land west of Watling Street (V4) and north of Calverton Lane, Milton Keynes.
(Pages 16 to 33)
8. Application 12/00968/MKPCR Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 comprising 16 dwellings, associated garages and play space pursuant to outline planning permission (ref. 06/00602/MKPCO) for residential-led mixed use development of 450 dwellings.
And
Application 12/00969/MKPCR Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 comprising 147 dwellings, associated garages and play space pursuant to outline planning 2
permission (ref. 06/00856/MKPCO) for residential-led mixed used development of 1310 dwellings.
(Pages 34 to 52)
9. Any Other Business
10. Details of Next Meetings
Wednesday 26 September 2012 in the offices of Milton Keynes Council Wednesday 24 October 2012 in the offices of Milton Keynes Council Tuesday 27 November 2012 in the offices of Milton Keynes Council
THE DEADLINE FOR REPRESENTATIONS TO PLANNING APPLICATIONS ON THIS AGENDA IS 12 NOON ON THURSDAY 23 AUGUST 2012
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ITEM 2
Minutes of the Milton Keynes Partnership Planning Sub-Committee 19 July 2012 at 5.30pm Held in the Offices of Milton Keynes Council
Present: Dr Ann Limb, Chair Councillor A Geary MKC, Councillor N Miles MKC, L Roach, A Peck and D Roake
Officers: S Keene (Head of Strategic Policy and Planning), R Bovey (Planning Manager), S Gee, (Planning Manager), S Bridglalsingh (Senior Solicitor), A Swannell (Senior Highway Engineer) Nick Fenwick (Assistant Director - Planning, Economy and Development) and S Muir (Committee Manager),
Also Present: Councillor B White (MKC DCC), Councillor D Hopkins and 3 Members of the Public
1.0 Apologies 1.1 L Richards 2.0 Minutes 2.1 RESOLVED - That the Minutes of the meeting of the Milton Keynes Partnership Planning Sub- Committee held on 19 June 2012 be approved and signed by the Chair as a correct record. 3.0 Announcements 3.1 The Chair welcomed Councillors Geary and Miles to their first meeting as Milton Keynes Partnership Planning Sub-Committee Members.
4.0 Declarations of Interests 4.1 The Chair declared an Interest as Board Member of the Homes & Communities Agency (HCA) since November 2011. 4.2 D Roake declared an interest as a current employee of HCA as part of the Advisory Team for Large Planning Applications.
4.3 Councillor Geary declared an interest in Item 7 as he had met with A G Barr in his capacity as Leader of Milton Keynes Council and asked that it be noted that he had written to them in January 2012 on the promotion of Economic Development and welcomed them to Milton Keynes, subject to planning permission.
5.0 Representations from Members of the Public 5.1 To be heard at each item.
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6.0 Progress Report The Sub-Committee considered the progress report and noted the following: 6.1 06/00222/MKPCO - Land at the Glebe, EEA - The S106 Agreement was finalised but due to changes in the market, the applicant was not in a position to sign the S106 Agreement and legal advice was being sought from MKC Legal Department. 6.2 11/02316/MKPC - Broughton Gate Community Reserve Sites – Applicant to revise scheme with reference to the mix of use and parking; due to be reported to the Planning Sub-Committee - September 2012. 6.3 12/01091/MKPCR - Plot 240 Crossley Drive Magna Park – Reserved Matters Application pursuant to outline Planning Permission 04/01072MKPCO for the erection of building for the manufacture and distribution of soft drinks (Use classes B2 and B8) with ancillary offices and plant, formation of parking areas, landscaping and extension of Crossley Drive – reported to this Planning Sub- Committee at Item 7. 6.4 12/00677/MKPCR - Land West of Watling Street and North of Dansteed Way (Area 10) Application for approval of reserved matters for Phase 2 Landscaping pursuant to outline planning application 05/00291/MKPCO. Planning permission issued on 20 June 2012. 6.5 12/00968/MKPCR – Land off Hayton Way, Kingsmead South Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 comprising 16 dwellings, associated garages and playspace pursuant to outline planning permission (ref. 06/00602/MKPCO) for residential-led mixed used development of 450 dwellings – currently out to consultation. 6.6 12/00969/MKPCR - Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 that comprised 147 dwellings, associated garages and playspace pursuant to outline planning permission (ref. 06/00856/MKPCO) for residential-led mixed used development of 1310 dwellings - currently out to consultation. 6.7 12/01288/MKPCR - Area 11, Land West of Watling St and North of Calverton Lane Application for the approval of reserved matters for Phase 1 Landscaping pursuant to outline planning permission 06/00123/MKPCO Consultation period commenced 22 June 2012. Due for consideration by this Committee in August 2012.
6.8. 11/01340/MKPCO - Extension of time limit for a period of 5 years for commencement of development of outline planning permission 06/00415/MKPCO for 62 dwellings at Broughton Manor Business Park, Section 106 Agreement under consideration.
6.9 12/00956/MKPC - Extension of the time limit of planning permission 07/00119/MKPC for a further period of five years for the construction of a new waterway arm totalling 6.5km in length, including routing through Willen Lake, over the River Ousel, canalisation of Broughton Brook and Waterway Terminus at Eagle Farm North and provision of associated infrastructure including bridges, locks, weirs and structural landscaping at Newlands, Fox Milne, Atterbury, Broughton, Fen Farm and Eagle Farm North. Out for consultation and to be determined under delegated powers.
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7.0 Application Number 12/01091/MKPCR 7.1 Reserved Matters Application pursuant to outline planning permission 04/01072/MKPCO for the erection of building for the manufacture and distribution of soft drinks (Use Classes B2 & B8) with ancillary offices and plant; formation of parking areas, landscaping and extension of Crossley Drive, Milton Keynes
7.2 The Sub-Committee received a presentation from the Planning Manager who summarised the application, and drew attention to the following issues:
• Outline planning permissions for all three phases of Magna Park were approved in 2006 and 2010. Since then reserved matters approvals for John Lewis and River Island developments had been approved and implemented. The reserved matters application for AG Barr was the first application since 2009. • The application was for the construction of a drinks manufacturing and distribution unit with a total floor space of 27,536m2. Approximately 100 jobs would be created and the figure would increase over time. The application included an extension to Crossley Drive and the provision of 193 parking spaces. Landscape bunding would be provided between the building and the A421. • The proposed building would achieve BREEAM Excellent including features such as grey water recycling and performances for air tightness, lighting energy, UV value targets, natural ventilation and low energy gas fired hot water generators. • Additional comments received from MKC Development Control Committee (considered the application on 12th July 2012) that the Committee supported the comments already expressed by MKC Officers regarding the proposal. Both Kents Hill and Monkston Parish Council and the Environment Agency had no comment to the application. • No development shall provide parking that exceeds MKC maximum parking standards. The development proposed 193 parking spaces which would not exceed the maximum standards and the level was over and above the requirement of the applicant and would allow for future expansion of the proposed unit. • The access arrangement and extension of Crossley Drive were considered acceptable and details could be conditioned as part of any planning consent. • The development could bring additional employment opportunities and was supported by the Eastern Expansion Area Stakeholders Group.
7.3 Representations from the Public
• Councillor White (Chair MKC Development Control Committee) advised the Committee that MKC DCC had considered the application as part of the consultation process and fully supported the Officers’ comments. It was an important development site for Milton Keynes and development should go ahead. There were no problems with the conditions proposed.
• Councillor Hopkins (Ward Member for Danesborough) regretted that the Biomass energy plant was not being taken forward at this stage but welcomed the development as part of the economic development of Milton Keynes. He pointed out that there were development sites proposed south of the A421 and that the creation of a prominent gateway at the start of the A421 to Milton Keynes and master planning was important.
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He had concerns on future car parking numbers if the site was sold on and possible drainage issues in light of recent high rainfall levels as this had previously been agricultural land.
7.4 The Planning Manager advised that the level of car parking provision was over and above what the applicant required. Magna Park was a high quality development site and it would be unlikely for an occupier to take on a site were there was insufficient car parking. On-street parking would not be possible on the A421 and would be difficult within Magna Park due to the provision of bus lanes. In terms of drainage, Officers had liaised with the Internal Drainage Board (IDB) and the wording of the proposed drainage condition had been agreed by the IDB.
7.5 Right Of Reply
Mr D Morgan for the Developer responded that the parking numbers requested were more than four times the amount the development required. With regard to drainage issues, their consultants had liaised closely with IDB on the matter.
7.6 A Peck welcomed the application for economic development and employment reasons and acknowledged that grey water recycling would be incorporated but asked the Planning Manager to clarify whether green roof construction had been considered.
The Planning Manager advised that although green roof was not included, the roof construction was such that natural lighting and ventilation would help towards gaining BREEAM Excellent level required.
7.7 D Roake asked what would happen to the area of land between Crossley Drive and the proposed unit as shown on the masterplan?
The Planning Manager advised that this was where the Biomass plant was originally planned to be sited. The applicant was still considering the proposal but it would be a commercial decision on whether the Biomass plant would come forward. The site could be incorporated within adjacent land for future development.
7.8 The Sub-Committee resolved:
That the application be APPROVED subject to the following conditions and for the reason below:
Reason for Approval The application was in line with the provisions of the national and regional planning policies, the adopted Milton Keynes Local Plan, the approved Eastern Expansion Area Development Framework Document, the approved Development Brief, the Outline Planning Permission 04/01072/MKPCO and the approved Magna Park Design Code. The proposal would not cause undue adverse impact on matters of acknowledged importance. Therefore it was considered that the proposal is acceptable and should be approved.
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PLANNING CONDITIONS
1. Nothing herein contained shall be deemed to affect or vary the conditions imposed on outline permission reference 04/01072/MKPCO dated 26th May 2006 which shall continue in full force and effect, save insofar as they were expressly varied by any conditions imposed hereby.
Reason: For the avoidance of doubt.
2. The development hereby permitted should be carried out in accordance with the approved plans listed in the schedule of approved plans below.
Reason: To ensure that the Local Planning Authority can exercise proper authority over and assure quality in the development in accordance with the National Planning Policy Framework.
3. The development hereby approved should only be used for manufacture and as a distribution warehouse within Classes B2 and B8 of the Town and Country Planning (Use Classes) Order (as amended) with ancillary offices.
Reason: To accord with the terms of the application and to ensure that adequate parking spaces were provided to serve the development in accordance with Policy T15 of the Milton Keynes Local Plan.
4. The development should be carried out in accordance with the details contained in the submitted BREEAM Assessment Report and a post completion certificate that indicated that BREEAM Excellent had been met to be forwarded to the Local Planning Authority prior to the occupation of the development.
Reason: In the interests of sustainability and in accordance with Policy D4 of the Milton Keynes Local Plan.
5. Details and/or samples of all proposed external facing materials should be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction work on site. The development should 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.
6. Full details of the proposed surface treatment of proposed accesses, parking and manoeuvring areas and footpath should be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction work on site. Development should be carried out in accordance with the approved details.
Reason: To ensure a satisfactory standard of development in accordance with Policy T1 of the Milton Keynes Local Plan.
7. No goods or materials should be stored or displayed in the open.
Reason: To protect the amenities of the locality in accordance with the National Planning Policy Framework.
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8. All planting, seeding or turfing comprised in the approved details of landscaping should be carried out in the first planting and seeding seasons following the occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a five year period from the completion of the development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with the National Planning Policy Framework.
9. All parking and manoeuvring spaces (including disabled parking) as shown on the submitted plans should be laid out and constructed prior to the occupation of the building hereby approved and thereafter maintained and not be used for any other purpose.
Reason: To ensure that adequate parking spaces are provided to serve the development in accordance with Policy T15 of the Milton Keynes Local Plan.
10. The proposed cycle and motor cycle shelters should be provided in accordance with the submitted plans prior to the occupation of the building hereby approved and thereafter maintained.
Reason: To ensure that adequate facilities were provided in accordance with Policy T1 of the Milton Keynes Local Plan.
11. The development should not commence until full details of the proposed access road including the proposed extension to Crossley Drive had been submitted to and approved in writing by the Local Planning Authority and no part of the development should be occupied until the access road has been laid out and constructed in accordance with the approved details.
Reason: To minimise danger and inconvenience to users of the highway and of the development in accordance with Policy T1 of the Milton Keynes Local Plan.
12. The development should not commence until full details of the disposal of surface water from the highway had been submitted to and approved in writing by the Local Planning Authority and no part of the development should be occupied until the works for the disposal of surface water from the highway had been constructed in accordance with the approved details.
Reason: To minimise danger and inconvenience to users of the highway and of the development in accordance with Policy T1 of the Milton Keynes Local Plan.
13. All windows, doors, shutters and glazing to be installed should be of Secured by Design standards to at least LPS1175 Security Rating 2 standard or equivalent. The glazing should be at least one pane laminated to a minimum of 6.8mm in thickness for the windows and 7.5mm for doors and curtain walls. Full details should be submitted to and approved in writing by the Local Planning Authority prior to installation and thereafter maintained.
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Reason: In the interests of security and amenity in accordance with Safer Places.
14. Notwithstanding the details as submitted, full details to demonstrate that the proposed attenuation/storage pond on site had sufficient capacity to serve the proposed development should be submitted to and approved in writing by the Local Planning Authority prior to the commencement work on site. Thereafter the development shall be carried out in accordance with the approved details.
Reason: To ensure that adequate drainage facilities are provided in accordance with the National Planning Policy Framework.
15. Full details including size, height and external finish for the proposed substation on Crossley Drive should be first submitted to and approved in writing by the Local Planning Authority and the approved details shall be implemented concurrently with the development.
Reason: To ensure a satisfactory appearance of the development and in accordance with Policy D2 of the Milton Keynes Local Plan.
8.0 Minor Material Changes to approved Kingsmead South Development Brief and Design Code
8.1 The Sub-Committee received a presentation from the Planning Manager who summarised the proposal, and drew attention to the following issues:
8.2 The Planning Sub-Committee’s approval was sought for minor material changes to the Illustrative Masterplan and associated figures in the Kingsmead South Development Brief (July 2006) and Design Code (February 2007).
8.3 The proposed amendments sought to revise the proposed location of the Community Reserve Sites and the proposed location of the local play area within the strategic open space allocation.
8.4 The Planning Manager updated the Committee that no objections had been received from MKC Highways. The Planning Manager also outlined the comments received from Shenley Brook End & Tattenhoe Parish Council relating to roof tiles, the location of the local play area, parking provision and overall density levels.
8.5 The Sub-Committee resolved:
That the proposal be APPROVED:
That the proposed relocation of the Community Reserve Sites and relocation of the local play area within the strategic open space allocation as minor changes to the approved Kingsmead South Development Brief (July 2006) and Design Code (February 2007) be accepted.
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9.0 Residential Development, Oxley Park West Phases 7 & 8 Affordable Rent
9.1 The Sub-Committee received a presentation from the Planning Manager who summarised the proposal, and drew attention to the following issues;
9.2 The purpose of the item was to seek the decision of Members whether to convert 41 Social Rent units to Affordable Rent.
9.3 The developer had been unsuccessful in obtaining interest from any affordable housing provider to deliver the 41 Social Rent units and had submitted evidence, including a viability assessment that demonstrated that the site was both undeliverable and unviable unless the developer could convert the 41 Social Rent units to Affordable Rent.
9.4 The proposal was referred to Members as under the provisions of the Oxley Park West Phases 7&8 S106 Agreement, any changes to the affordable housing mix required agreement from both Milton Keynes Council as the plan making and enforcing authority and Milton Keynes Partnership (as a sub- committee of the Homes and Communities Agency) as the local planning authority.
9.5 The Planning Manager highlighted the addendum to the report which outlined the comments raised by Milton Keynes Council Development Control Committee on 10th July 2012 and also referred to the Council’s interim planning policy relating to affordable housing. .
9.6 Representations from the Public
• Councillor White (Chair MKC Development Control Committee) advised the Committee that this was the first time that MKC DCC had considered the decision to convert Social Rent units to Affordable Rent units and they did not want to set a precedent to double rents. However, all parties within the Council were committed to finding a solution to this. He felt that alternative funding outside of the HCA could be a solution and asked that the MKP Planning Sub Committee consider this.
• Councillor Hopkins (Cabinet Member for Economic Development and Enterprise) advised that the stark reality of the current economic climate was an exceptional event and that MKC was currently homing families in B & B accommodation when there were empty homes currently available. Stringent viability tests had been applied by the Valuer to the Council and each case would be dealt with separately. The vote at DCC was very close and reflected the contentious nature of the subject.
9.7 D Roake explained that the affordable rent level could be up to 80%. Affordable Rent was being delivered on a large-scale programme basis so different registered providers would have constructed bids based on how much money they can bring to the table.
9.8 Councillor A Geary advised that currently social rent for properties in Milton Keynes was approximately 40% of the market rent but there had been instances of rent levels between 50-65%. Some properties commanded a rent of £85 per week but the cost of living is less in the higher rent properties as these are built to modern standards of insulation
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9.9 A Peck advised that the MKC Policy stated “in exceptional circumstances” and in this case that test had been achieved as it had been shown that they were not commercially viable.
9.10 The Planning Manager confirmed that it would not set a precedent as the decisions would be taken on a site by site exceptional basis. The proposal to convert the 41 social rent properties to affordable rent would also need to be referred back to a future MKC DCC for a decision as they had only been ‘consulted’ on this item previously. The developer can only proceed if they also obtained approval from the Council.
:9.11 The Sub-Committee resolved that the recommendation in the addendum be APPROVED:
That the change in tenure of the 41 Social Rent units to Affordable Rent be accepted.
10.0 Date of Next Meeting(s)
The Sub-Committee noted dates of the next meetings: Wednesday 29 August 2012, at the Civic Offices, Milton Keynes at 5.30pm. Wednesday 26 September 2012, at the Civic Offices, Milton Keynes at 5.30pm. Wednesday 24 October 2012, at the Civic Offices, Milton Keynes at 5.30pm
Tuesday 27 November 2012, at the Civic Offices, Milton Keynes at 5.30pm..
THE CHAIR CLOSED THE MEETING AT 6.30 PM.
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ITEM NUMBER: 6
MILTON KEYNES PARTNERSHIP PLANNING SUB-COMMITTEE
29 AUGUST 2012
FOR NOTE
MKP PROGRESS REPORT ON PLANNING APPLICATIONS AND OFFICER DELEGATION SCHEME
Purpose: The purpose of this paper is to update Committee members on progress to date in dealing with new applications
Responsible officer: Stephen Gee, Planning Manager, Milton Keynes Partnership
Prepared by: Stephen Gee, Planning Manager, Milton Keynes Partnership
Attachments: Annex A: Schedule of Current Planning Applications Annex B: Officer Delegation Scheme
1. RECOMMENDATION
1.1. The Committee are recommended to NOTE progress as set out in Annexes A and B.
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ITEM 6 SCHEDULE OF CURRENT PLANNING APPLICATIONS ANNEX A EASTERN EXPANSION AREA APPLICATION PROPOSED DEVELOPMENT APPLICANT VALIDATION CURRENT POSITION TARGET & Ref No DATE CTTE DATE OUTLINE PLANNING APPLICATIONS
This application was approved in principle at Oct 09 Committee subject to the Highways Agency/MKC Highways confirming change in mix of uses does not result in an adverse impact on Logistics/distribution, office & manufacturing Gazeley UK Ltd the highway network and the signing of a S106 Land at the Glebe, EEA development with structural landscaping & associated Land Securities 09-Dec-05 Agreement. MKC Highways and the Highways 06/00222/MKPCO infrastructure Plc Agency confirmed that they were happy with the change. The S106 Agreement has been finalised but due to changes in the market the applicant is currently not in a position to sign the S106 Agreement.
FULL PLANNING APPLICATIONS APPLICATION PROPOSED DEVELOPMENT APPLICANT VALIDATION CURRENT POSITION TARGET & Ref No DATE COMM DATE
Proposed two and three storey mixed-use development Broughton Gate including 8 no townhouses and 10 no apartments over Community Reserve Sites 1399sq.m non-residential ground and first floor space Jardines (UK) 24-Oct-11 Consultation period commenced 25 Oct 2011 Sep-12 (CM5-CM8) to include A1 (Retail), B1 (Office) and D1 (Non- 11/02316/MKPC Residential Institution) uses
RESERVED MATTERS APPLICATIONS 13 Reserved Matters Application pursuant to Outline Planning Permission 04/01072/MKPCO for the erection Plot 240, Crossley Drive, AG Barr & Fen of building for the manufacture and distribution of soft ITEM 6 Magna Park Farm 22/05/2012 Planning Permission issued 20 July 2012 drinks (Use Classes B2 & B8) with ancillary offices and 12/01091/MKPCR Developments Ltd ANNEX A plant; formation of parking areas, landscaping and extension of Crossley Drive
WESTERN EXPANSION AREA APPLICATION PROPOSED DEVELOPMENT APPLICANT VALIDATION CURRENT POSITION TARGET & Ref No DATE COMM DATE
RESERVED MATTERS APPLICATIONS Reserved matters application for the appearance, landscaping, layout and scale of development for part Land off Hayton Way, of Tattenhoe Park Site 1 comprising 16 dwellings, Kingsmead South associated garages and playspace pursuant to outline BDW Trading 01-May-12 This application is reported to this Committee 12/00968/MKPCR planning permission (ref. 06/00602/MKPCO) for residential-led mixed used development of 450 dwellings Reserved matters application for the appearance, landscaping, layout and scale of development for part Land off Hayton Way, of Tattenhoe Park Site 1 comprising 147 dwellings, Tattenhoe Park associated garages and playspace pursuant to outline BDW Trading 01-May-12 This application is reported to this Committee 12/00969/MKPCR planning permission (ref. 06/00856/MKPCO) for residential-led mixed used development of 1310 dwellings Area 11, Land West of Application for the approval of reserved matters for Watling St and North of Phase 1 Landscaping pursuant to outline planning Redlawn Land Ltd 21/06/2012 This application is reported to this Committee Calvertion Lane permission 06/00123/MKPCO 12/01288/MKPCR 14 SCHEDULE OF CURRENT PLANNING APPLICATIONS UNDER THE OFFICER DELEGATION SCHEME ITEM 6 ANNEX B APPLICATION DESCRIPTION APPLICANT DATE OF DECISION DATE & Ref No RECEIPT
Extension of time limit for a period of 5 years for Places for commencement of development of outline planning 11/01340/MKPCO People 11/04/2011 permission 06/00415/MKPCO for 62 dwellings at Developments Broughton Manor Business Park
Extension of the time limit of planning permission 07/00119/MKPC for a further period of five years for the construction of a new waterway arm totalling 6.5km in length, including routing through Willen Lake, over the River British 12/00956/MKPC Ousel, canalisation of Broughton Brook and Waterway 01/05/2012 25/07/2012 Waterways Terminus at Eagle Farm North and provision of associated infrastructure including bridges, locks, weirs and structural landscaping at Newlands, Fox Milne, Atterbury, Broughton, Fen Farm and Eagle Farm North 15
MILTON KEYNES PARTNERSHIP PLANNING SUB COMMITTEE DATE OF MEETING: 29 AUGUST 2012
ITEM NUMBER: 7
FOR DECISION
Application No: 12/01288/MKPCR
Proposal: Reserved Matters Application for Phase 1 Landscaping pursuant to outline planning permission 06/00123/MKPCO, Area 11 Western Expansion Area, land west of Watling Street (V4) and north of Calverton Lane, Milton Keynes
Applicant: Redlawn Land Ltd
Expiry Date: 20th September 2012
Parish: Fairfields Parish
Purpose: The purpose of this report is to seek the Planning Sub Committee’s approval of the reserved matters application
Responsible officer: Sheila Keene, Head of Strategy Policy and Planning, Homes and Communities Agency
Prepared by: Rita Bovey, Planner Manager, Milton Keynes Council
Attachments: Annex A General Arrangement Plans submitted with the application Annex B WEASG minutes of meeting dated 13th March 2012
RECOMMENDATION
1. It is recommendated that the application should be APPROVED subject to the planning conditions appended to this report.
SITE DESCRIPTION
2. The site forms part of the Western Expansion Area (WEA), allocated for development in the Milton Keynes Local Plan. The site is located to the west of Watling Street (V4) and north of Calverton Lane and extends up to the edge of Stony Stratford. See Location Plan in Figure 1 below.
3. The application site is bounded by the existing residential areas of Fullers Slade and the existing employment area of Kiln Farm to the north east. The existing residential areas of Latimer and Tudor Gardens locate to the north boundary. The western boundary of the site runs along agricultural field boundaries at the eastern edge of the village of Lower Weald.
4. The site is bisected by a small watercourse, Kiln Farm Brook, which runs from east to west across the land. The site is presently used primarily as agricultural land and
16 contains a number of established hedgerows which are the existing field boundaries and several public rights of ways.
Figure 1: Location Plan
H1 Ridgeway
V4 Watling Street
BACKGROUND
5. 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.
6. Pursuant to Conditions 1 and 20 of the outline planning permission, the applicant Redlawn Land Ltd submitted a reserved matter application 12/01288/MKPCR to MKP in June 2012. The application seeks approval for the Phase 1 landscaping works for five public open spaces within Area 11. The applicant has submitted an overview and design evolution document including implementation programme, consultation and engagement statement and an ecological statement to support the application.
THE PROPOSAL
7. The reserved matters application is for Phase 1 landscaping works for five public open spaces including Local Park 5, Western Landscape Buffer, All Hallows Place, Brickfield Square and Kiln Brook Crescent.
8. The proposed works include the laying out of the public open spaces and balancing pond, the provision of one neighbourhood equipped area of play (NEAP) and one
17 local play area (LPA), allotment, hard and soft landscaping including community orchards, footpaths, redway, ecological mitigation and drainage (see Annex A)
PLANNING HISTORY
9. 06/00123/MKPCO outline planning permission was granted on 15th October 2007 for the development in Area 11 of the WEA including up to 2,220 residential units, employment uses including Classes B1, B2 and B8, a primary school, a local centre including Classes A1, A2, A3, A4 and A5 uses with residential above, open space/parks, play areas and allotments, structural landscaping and earthworks, extension to the caravan site and associated highways and infrastructure improvements. The outline planning permission was subject to a S106 agreement based on the Milton Keynes Tariff Framework Agreement.
10. 08/01058/MKPCR reserved matters application for Area 11 primary infrastructure works including roads, footways, on-street parking, cycleways, drainage, attenuation areas, services, utilities and ecological mitigation was approved on 25th April 2012.
PRE-APPLICATION CONSULTATION
11. A consultation and engagement statement was submitted with the application. A Working Group has been set up by MKP specifically to deal with landscaping and open space issues for the WEA with members including the applicants and their consultants, relevant MKC Officers, representatives from the Homes and Communities Agency, the Parks Trust, Internal Drainage Board, Anglian Water and Crime Prevention Advisor. The Working Group met twice to discuss the proposal before the formal submission of the reserved matters application to MKP. The application proposal was also considered by the Western Expansion Area Stakeholder Group in March 2012. A copy of the minutes is enclosed as Annex B to this report.
CONSULTATION
12. Letters were sent to both statutory and non-statutory consultees. These included relevant departments within Milton Keynes Council as well as Ward Members and nearby Parish Councils including Fairfields, Whitehouse, Abbey Hill, Shenley Church End, Stony Stratford, Calverton and Whaddon.
13. The consultation included 5 site notices posted around the site and an advertisement notice was posted in the MK News on 27th June 2012. In addition, 40 adjacent local residents were notified of the proposal submitted.
Consultation Responses
14. The statutory and non-statutory consultation responses can be summarised below:
15. Buckingham and River Ouzel Internal Drainage Board No objection to the proposed development in principle. The Board wishes to ensure that this development does not impede the provision of the storm water attenuation pond which was proposed as means of storm water disposal at the outline stage. Planning permission should not be granted without conditions requiring that the applicant’s storm water design and construction proposals are adequate before any development commences.
16. Environment Agency No comments on the proposal.
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17. Natural England This proposal does not appear to affect any statutorily protected sites or landscapes, or have significant impacts on the conservation of soils.
Would expect the Local Planning Authority to assess and consider the possible impacts resulting from this proposal on protected species, local wildlife sites and biodiversity enhancements when determining this application.
18. Crime Prevention Design Advisor No objections or concerns with the proposal.
19. Berks, Bucks and Oxon Wildlife Trust No comments received.
20. Whaddon Parish Council We know from various comments made at WEASG meetings that some concerns have been raised concerning the height and location of some advance planting and whilst landscaping should not totally hide development, and glimpses should be allowed, it is in our opinion appropriate and good planning to screen the majority of new development from sensitive public areas, including nearby homes, roads and footpaths, thereby protecting the setting of the adjoining countryside beyond and creating a natural landscaped edge/transition between the urban areas and rural landscape beyond.
At the 13th March WEASG meeting this Parish Council put forward an idea welcomed and accepted by other group members that suitable equipment for adult/elderly users should be provided. Whilst two items are shown i.e. 9 Free Runner and 10 Push Up Bars, we are slightly disappointed that there are not more but more so that the area is not identified as an Adult Recreational Area, primarily for use by the elderly/retired, so that the equipment is not seen as an expansion of the normal and numerous other child play areas. Such spaces/equipment are common in European countries, well used and appreciated by the generation for which they are specifically designed.
21. MKC Ecology Chief concern is lack of any reference to construction phase great crested newt (GCN) mitigation, especially impacts on Pond 5 immediately east of the proposed balancing lake. Pond 5 was the only on-site GCN pond in the 2011 survey. Have some reservations on how the balancing lake will integrate visually and ecologically into the park, would urge landscape designers to examine the visual issue and review on the prohibition on shrub planting. Have previously made the same comment regarding the re-engineered ditch channel above the lake and it needs to be visually and ecologically more interesting. Noted that “if possible” an in-situ geological feature will be created and urge that this does in fact happen. The covered reservoir will be retained and with potential bat access points. There are simple enhancements which would improve its bat roosting potential. Note that at All Hallows Park the perimeter Hornbeam hedge although would propose it be replaced with mixed native species to replace the native hedges removed.
22. MKC Landscape All landscape details including visual aspect are acceptable. Appreciate comments from the Countryside Officer but Hornbeam is a good and native species and do not think a change is necessary.
23. MKC Highways Area 5
19 • The redway will require a 1.0m wide adoptable verge either side of it. • The plan seems to show the retention of the existing access off Ridgeway; is that correct? • Area 5 is a large area into which we are attracting the public. What are the proposals for lighting of the area? • Trees within 2m of the redway should have a root barrier.
Brickfield Square • I await revision of the footway crossing adjacent to Road 8. • If Road 5 is to be offered for adoption I would think that a highway verge may be required in association with it. • The redway should include a 1.0m wide adoptable verge.
Kiln Brook Crescent • Is the 2m wide footway forming the perimeter to this area to be offered for adoption?
All Hallows Place • As with Kiln Brook Crescent is the 2m wide footway to be offered for adoption?
24. MKC Development Control Committee MKC DCC is due to consider the application and the comments from MKC Officers on 16th August 2012. Any comments made by MKC DCC will be reported via an addendum to this report.
REPRESENTATIONS
25. 2 Tudor Gardens if considering running the redway along the existing footpath (i.e. to the southwest of the first part of Tudor Gardens) past the entrance of 2 Tudor Gardens would be very unhappy. There would be a danger of cars emerging from nos. 1, 2 and 3 Tudor Gardens if the redway is right by the gate posts.
POLICY FRAMEWORK
26. This section lists the most relevant planning policies upon which this application is assessed.
27. National Context National Planning Policy Framework (NPPF) The NPPF is published in March 2012. This document is a material planning consideration when determining planning applications.
Regional / Sub-Regional Policy South East Plan and MKSM Sub-Regional Strategy The Localism Act entitles the Secretary of State to lay an order revoking one or more of the regional spatial strategies (RSS). Until that time the RSS remains a material consideration for the purpose of plan-making and planning applications.
The principle of development on the WEA has already been agreed, in accordance with regional and sub regional policies through the earlier outline permissions and this, together with the current status of the RSS as outlined above means that little weight is afforded to the RSS for the purpose of this application.
28. Milton Keynes Local Plan (adopted December 2005) – Saved Policies • Policy S1 (General Principles) • Policy S3 (City Expansion Areas)
20 • Policy S4 (Phasing of the City Expansion Areas) • Policy D1 (Impact of Development Proposals on Locality) • Policy NE1 (Nature Conservation Sites) • Policy NE2 (Protected Species) • Policy T1 (The Transport User Hierarchy) • Policy T3 (Pedestrians and Cyclists) • Policy EA5 (Western Expansion Area) • Policy L4 (Sites Allocation for New Facilities)
29. Emerging Core Strategy (October 2010) • Policy CS12 (Developing Successful Neighbourhoods) • Policy CS13 (Ensuring High Quality, Well Designed Places) • Policy CS19 (Healthier and Safer Communities) • Policy CS20 (The Historic and Natural Environment)
30. Supplementary Planning Guidance • Western Expansion Area Development Framework (adopted November 2005)
31. Other Documents • Fairfield (Areas 11) Milton Keynes Development Brief (Approved May 2006) • Western Expansion Area – Area 11 Highway Design Code (April 2009)
DEVELOPMENT ASSESSMENT
Provision of Public Open Space with Area 11
32. The approved Development Brief for Area 11 stipulates that a total of 44.58 hectares of parks, play areas, playing fields, allotments, balancing ponds and structural landscaping is to be provided to serve the development. The outline planning permission 06/00123/MKPCO contains the following conditions which are of particular relevance to the provision of public open space within Area 11:
Condition 1:
Approval of the details of the siting, design and external appearance of the buildings, the means of the access and the landscaping (hereinafter called “the reserved matters”) for each Development Parcel shall be obtained from the Local Planning Authority prior to the commencement of that Development Parcel.
Condition 2:
Submissions pursuant to this permission shall be in accordance with the Fairfield Development Brief, reference G.0100-119_1 (May 2006), and Masterplan, reference G.0100-116_3, save for any deviations there from otherwise agreed in writing by the Local Planning Authority.
Condition 20:
No development shall take place until an Open Space Specification which includes: the details and specification for all areas of open space to be provided within the development this includes Public Open Space and Open Space; the timing for laying out the Open Space and if the developer wishes to lay out the Public Open Space, the timing for laying out the Public Open Space; and the long term maintenance arrangements for Open Space and Public Open Space if applicable (including anticipated costs) has been submitted to and approved by the Local Planning
21 Authority. The schemes shall be implemented in accordance with the approved details unless otherwise agreed by the Local Planning Authority.
33. The Masterplan approved under the outline planning permission has identified the approximate size and locations of the main public open spaces and structural landscaping in accordance with the approved Development Brief (see Figure 2).
34. The current reserved matters application is pursuant to Conditions 1 and 20 for Phase 1 landscaping works which includes the provision of:
Local Park 5 and Western Landscape Buff 20.58 ha – including a NEAP All Hallows Place 0.33 ha – including a local play area Brickfield Square 0.06 ha Kiln Brook Crescent 0.15 ha
The proposal as submitted is therefore considered to be in line with the approved Development Brief and the outline planning approval.
Figure 2: Approved Masterplan for Area 11 WEA
Local Park 5
22 35. Local Park 5 will be located immediately to the south of H1 Ridgeway. There is an existing hedge running to the south of H1 which will be retained and enhanced with any gaps in the hedge to be planted up. The existing farm access from H1 will then be closed off and there will be no direct vehicular access from H1 to Area 11 development.
36. The existing redundant above ground concrete reservoir at the corner of V4 and H1 will be retained. The existing planting associated with the reservoir will also be retained to ensure that existing wildlife in particular bat activities could be protected. The reservoir would be made safe and secure including the installation of steel gates to existing openings and reinstatement of perimeter fencing. Planning condition will be imposed to secure continuous maintenance of the structure to ensure public safety.
37. The area to the west of the reservoir is to be developed into a public open space that includes a neighbourhood play area (NEAP). The NEAP will include 8 pieces of play equipment to cater for children in different age ranges. Safety surfaces and seating will be provided. The play area will not be fenced but planting and landform will be used to provide a sense of enclosure and maintain separation from the adjacent road. In addition, the proposal has taken on board the recommendation made by the WEA Stakeholders Group that two additional pieces of adult exercise equipment including a ‘Free Runner’ and ‘Push-up Bars’ are now provided together with informal seating area. All the play areas have been located to provide adequate off-set distance from adjacent housing development in line with MKC Local Plan Policy.
38. The comments from Whaddon Parish Council regarding Adult Recreational Area are noted. By their very nature parks should appeal to people of all ages and being free and open to all. There is no specific requirement under Policy L3 of the Local Plan for the provision of separate areas for children and adults. The adult exercise equipment will be located in an area close to the NEAP which would add supervision for families with younger children. It is considered that the type and number of proposed play equipment are acceptable and would provide great amenity value for future residents of the WEA.
39. Local Park 5 also includes a picnic area with benches suitable for wheelchair users which sets within a grove of fruiting trees, comprising a range of apple, plum, pear and edible cherry varieties. Defined by a flowering hedge the planting includes a range of flowering and scented varieties to add to the setting and opportunities for free food.
40. A new allotment site is to be provided along the western boundary of Local Park 5. This is to be implemented outside of the current landscape proposals and the site would subsequently be transferred to the Parish Council, although a boundary hedge and planting is to be provided. The planting is to include a number of fruiting varieties, providing opportunities for ‘Food for Free’.
Western Landscape Buffer
41. The Western Landscape Buffer forms part of the green edge to the Area 11 development site and acts as the transition between the new built form and the wider landscape beyond. The area will be open and accessible and intended primarily for passive recreational use.
42. The landscape proposals include the creation of a sequence of spaces and landscape characters, from areas of native woodland and shrub planting and areas of wild flower meadow. As well as providing interest and variety to the site this
23 combination of planting will also contribute to biodiversity and the range of available wildlife habitats.
43. A series of viewpoints along paths with viewing areas will offer views to the wider landscape with a number of artist designed sculptural elements to be incorporated.
44. The Western Landscape Buffer also includes a balancing pond which would be used as the main attenuation pond for Area 11. The design of the pond has been engineering and safety led in order to satisfy the relevant criteria for capacity and release of stored water. The landscape treatment of the pond area has been limited in terms of new tree and shrub planting. However, the use of wildflower and wetland meadow mix is intended to integrate this part of the site with the surrounding landscape proposals. The MKC Landscape Officer has no adverse comments or concerns to the proposed treatment of the balancing pond.
45. The proposed planting scheme was amended following the WEASG meeting to incorporate additional structural planting for screening purpose as concerns were expressed by Calverton residents regarding possible views of the Area 11 development. Calverton Parish Council was consulted on the revised planting scheme and has no objections to the proposal.
46. Picnic tables with integral seating will be provided as part of a new community orchard. These include standard units together with those providing access for wheelchair users.
All Hallows Place
47. The site is located at the intersection of two hedges and contains an existing ditch running in a north south direction. An existing Ash tree is proposed to be removed due to its condition. The design of All Hallows Place includes the provision of a children’s play area and the creation of a new swale and planting of native species to maintain a wildlife corridor. The position of the swale also acts as a means of creating a buffer between the play area and the surrounding road network, reinforced through hedge planting around the space.
48. The play area comprises a range of play equipment, including an area of water play which includes a manually operated pump, connected to a mains supply providing running water along a series of sett channels. Dams and other devices along the channels allow children to control the flow of water and direct it to a series of drainage points.
49. The play area is located outside the required 20m off-set from the surrounding properties in accordance with the Council’s Policy. Seating is to be located around the new play area to allow for passive supervision. A variety of decorative, flowering and ornamental plant species are proposed along path edges and property boundaries to provide interest and seasonal variety.
Brickfield Square
50. Brickfield Square will form the setting to a new Local Centre and as a focal point in this part of Area 11. It also forms the gateway for those arriving by bus from the adjacent public transport spine and redway. The square has been designed as a formal space with a geometric layout with formal hedges to provide separation from the surrounding roads with perimeter tree planting.
51. Materials in the square are to draw on the name of the space with clay pavers and stone trim. The central area to the square is to comprise two L-shaped seating walls
24 to be clad in brick. Vertical elements are to be used to mark entrance points to the square which comprise a series of piers formed in special brick shapes to create a spiral effect. The piers are to be lit at night from in-ground lighting to create a focal point after dark.
Kiln Brook Crescent
52. Kiln Brook Crescent will form a pocket park and locates in the north eastern corner of Area 11 development. The space has been structured around the retention of a group of existing trees and the provision of two diagonal routes providing pedestrian access across the space.
53. The retention of the existing and established trees has led to the development of a simple landscape approach, based on the classic ‘London Square’ typified by large scale trees set in a grassed area with a defined planted boundary. Kiln Brook Crescent will provide an accessible and pleasant green space for nearby residents to meet and relax.
Ecological Mitigation
54. As required by the outline planning permission, the applicant submitted and has since received approval from MKP on the Mitigation, Conservation and Management Plan (MCMP). Also the applicant has recently submitted the necessary application to Natural England for the European Protected Species Licence for Great Crested Newts. All works to be carried out in Area 11 will be strictly in accordance with the approved MCMP and Natural England’s requirement for Great Crested Newts.
Footpath and Cycle Links
55. The proposed open spaces have been designed to ensure that easy, safe, attractive and convenient access for pedestrians and cyclists could be achieved. In particular the links have shown good understanding of pedestrian desire lines across the sites giving connections to future development parcels. Cycle storage will be provided within Local Park 5 and outside the allotments.
56. The existing brideway to the south of H1 will be retained and incorporated into Local Park 5 and connected to the network of paths within the scheme. A section of redway will be provided from Area 11 leading to H1 only. This is a requirement under the approved Highway Design Code as requested by MKC Transport. It is acknowledged that there is no redway along H1 at the moment and any future connection will therefore be developed by MKC Transport as the Local Highway Authority. Generally the open space areas will not be lit in accordance with the requirement of the Council, with the exception of the proposed redway in Local Park 5.
57. The proposed footway crossing adjacent to Road 8 has been added at Brickfield Square in accordance with the advice from MKC Highway.
Hard and Soft Landscaping
58. The proposals include details of structural planting and existing trees and hedgerows to be retained in accordance with the Environmental Statement submitted with the outline planning application.
59. The trees and hedgerows to be retained will be protected by appropriate fencing in accordance with the requirement as stipulated in the outline planning approval. A planning condition is however imposed to ensure that there are no site level changes
25 around root protection areas without prior agreement from the Local Planning Authority.
60. Both Local Park 5 and Western Landscape Buffer include the provision of community orchards. The proposed planting would provide enhanced amenity and biodiversity values in line with the advice contained in the NPPF.
61. The proposal includes high quality hard landscaping details including paving, edging, seating, benches, picnic tables that are suitable for wheelchair access, bins, fencing, and tree guards. It is considered that the proposed hard and soft landscaping for the site is appropriate and would provide good amenity value for future residents of the WEA.
Drainage
62. Surface drainage of the open spaces will be connected to the drainage networks at the adjoining roads. Existing field ditches and water courses have been retained and incorporated into the scheme to provide part of a sustainable drainage system (SuDs) which will act as attenuation for storm water run-off as well as enhancing biodiversity.
63. In particular the Balancing Pond within the Western Landscape Buffer is to be used as an attenuation pond for the surrounding housing development and is designed to accommodate surface water discharge from the new development. This balancing pond will be maintained by Anglian Water and appropriate maintenance access will be provided adjacent to the installation.
64. As planning condition has already been imposed in the outline planning permission on drainage matters, it is not considered that additional condition is required as suggested by the IDB for the reserved matters.
Management and Maintenance
65. Apart from the balancing pond, the rest of the open spaces will be maintained by the Parks Trust. The applicant is having ongoing negotiations with the Parks Trust and the Homes and Communities Agency on management and maintenance of the open spaces including appropriate commuted sums as required under the S106 agreement for the outline planning permission.
Phasing Programme
66. Under the outline planning permission, the applicant will need to submit a detailed phasing programme setting out the anticipated timing for development of each phase. It is important that the provision of open space is coordinated with the programme of housing development. The applicant is therefore expected to provide the open spaces and facilities as early as possible and this will be dealt with by the relevant planning condition discharge before commencement of development.
Conclusion
67. The proposal constitutes the first phase of open space provision for the development in Area 11 and is in line with the approved WEA Development Framework, the approved Development Brief, the outline planning permission and the approved Highway Design Code.
68 The proposed scheme has taken on board comments from the WEA Stakeholder Group and supported by the members of the WEA Working Group. The proposal will
26 provide high quality and accessible leisure facilities for the future residents of the WEA. Appropriate ecological mitigation works will be carried out in accordance with the approved MCMP and the requirements from Natural England. It is considered that any likely impact on biodiversity as a result of the development is considered acceptable in planning terms.
RECOMMENDATION
69. It is recommended that the application should be APPROVED subject to the appended conditions and for the reason below:
Reason For Approval The application is in line with the provisions of the national and regional planning policies, the adopted Milton Keynes Local Plan, the approved Western Expansion Area Development Framework Document, the approved Development Brief, the Outline Planning Permission 06/00123/MKPCO and the approved Area 11 Highway Design Code. The proposal would not cause undue impact on ecological and nature conservation. Therefore it is considered that the proposal is acceptable and should be approved.
PLANNING CONDITIONS
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 development hereby permitted shall be carried out in accordance with the approved plans listed in the schedule of approved plans below.
Reason: To ensure that the Local Planning Authority can exercise proper authority over and assure quality in the development in accordance with the National Planning Policy Framework.
3. Full details and/or samples of all external facing and surfacing materials including fencing, bridges and sculptures shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works on site for that phase. Development shall be carried out in accordance with the approved details.
Reason: To ensure that the Local Planning Authority can exercise proper authority over and assure quality in the development in accordance with the National Planning Policy Framework.
4. Notwithstanding the details as submitted, a detailed bat survey shall be carried out prior to the commencement of any clearance works on site and the results of the survey including details of any mitigation measures shall be submitted to and approved in writing by the Local Planning Authority. Any proposed mitigation works required shall be carried out in accordance with the approved Mitigation, Conservation and Management Plan under the outline planning permission 06/00123/MKPCO dated 15th October 2007 prior to the commencement of construction works for that phase of development.
Reason: To ensure the ongoing protection of protected species in accordance with the National Planning Policy Framework.
27 5. Within the tree protection areas for retained trees as shown on the submitted plans, a no dig construction method shall be used to protect the existing trees. Full details including typical details and method statement of the no dig construction shall be first submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason: To ensure the protection of existing trees in accordance with the National Planning Policy Framework.
6. No change to existing site levels within the tree protection areas without the prior written agreement by the Local Planning Authority.
Reason: To ensure the protection of existing trees in accordance with the National Planning Policy Framework.
7. Perimeter fencing for the retained concrete reservoir shall be installed and full details of the fencing shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works for that phase of development. Development shall be carried out in accordance with the approved details and thereafter retained.
Reason: To ensure on going protection of protected species in accordance with the National Planning Policy Framework.
8. A programme of maintenance for the retained concrete reservoir shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of construction works for that phase of development. Thereafter maintenance shall be carried out fully in accordance with the approved programme.
Reason: To ensure that the Local Planning Authority can exercise proper authority over and assure quality and safety in the development in accordance with the National Planning Policy Framework.
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Western Expansion Area Stakeholder Group
ITEM 7 ANNEX B Notes of Meeting 5pm, 13th March 2012 Held at Milton Keynes Council, Civic Offices, MK
Attendees Rita Bovey (RB) Planning Manager, Milton Keynes Council Jennie Selley (JS) Planning Manager, Milton Keynes Council Karen Hill (KH) Shenley Church End Parish Council Clare Walton (CW) Community Action:MK Niki Chapman (NC) Resident of Fullers Slade Darren Farmer (DF) Gallagher Estates Richard Alldread (RA) Illman Young Crad Allerton (CA) Calverton Parish Meeting Dai Evans (DE) Calverton Parish Meeting John Luff (JL) Western Alliance Mark Haynes (MH) Senior Landscape Architect, Milton Keynes Council Mick Moutrie (MM) MK Forum Graham Stewart (GS) Whaddon Parish Council
Apologies Robert Gifford Stony Stratford Town Council Cllr Phillip Wharton Stony Stratford Ward Andy Swannell Highways Development Control, Milton Keynes Council
1.0 Introductions and approval of minutes from last meeting
1.1 RB outlined the agenda for the meeting and asked for introductions from the group.
1.2 RB explained that approval of the minutes of the meeting dated 22 November 2011 was deferred on the 6 December 2011 meeting so that members could have more time to consider them. The minutes of the 22 November 2011 meeting were approved.
1.3 In respect of the minutes of the meeting on 6 December 2011, RB reported that comments had been received from Mike Gower (Western Alliance). Mike asked for the minutes to be corrected as he considers that Gallaghers stated Ridgeway would not be used for construction traffic. DF recalled saying that Ridgeway would be used temporarily for construction traffic for a period of 6-9 months but not as a permanent construction access. RB confirmed that she would add this to the minutes. Subject to this amendment, the minutes were approved.
1.4 RB pointed out that concerns about construction traffic off Ridgeway will also be heard by the MKP Planning Sub Committee at its meeting on 24th April 2012 when Members consider the discharge of conditions relating to the Area 11 Construction Environmental Management Plan (CEMP). The discharge of conditions would normally be dealt with by Officers without reference to the
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committee but in this case an objection has been received from Stony Stratford Town Council. Residents may also want to bring the matter to the attention of the committee.
1.5 JL felt that construction traffic using Ridgeway was still a big issue for residents. Residents are also concerned about the continued use of inaccurate maps for planning purposes which do not show up to date curtilage information. RB explained that as these are not part of the application site the Local Planning Authority cannot insist on provision of up to date maps. DF added that the plan contained within the Development Brief which shows the 150m offset has now been approved. The reference point in terms of the offset will still be the same regardless of whether the garden boundaries have changed.
2.0 General Update – Tattenhoe Park and Kingsmead South
2.1 JS advised the group that a reserved matters planning application was expected in April for Tattenhoe Park Site 1. The proposals were considered at the WEASG meeting on 22nd November 2011. Since then the developers have been working on the comments raised by the group and with technical consultees. It is likely that development on site will start late 2012.
2.2 JS also advised that the Kingsmead South landowner, Homes and Communities Agency, would be looking to market Sites 1 and 2 in mid to late 2012 with a view to starting on site sometime in 2013.
3.0 General Update - WEA
3.1 RB provided the group with a general update on the WEA as follows:
• Area 10 Infrastructure application (08/1289/MKPCR) was approved on 15 December 2011. • Area 10 Section 73 application to increase the retail floorspace (11/01685/MKPCO) was approved on 6th February 2012. • Area 10 Phase 1 Landscaping application (11/02186/MKPCR) was approved on 28th February 2012. • There is currently only one outstanding WEA planning application which is Area 11 Infrastructure (08/01058/MKPCR). This is likely to be considered by the MKP Planning Sub Committee at its meeting on the 24th April 2012. The same meeting will also consider the discharge of planning condition relating to construction traffic for Area 11, as mentioned earlier in the meeting. • Area 10 Phase 2 Landscaping will be submitted shortly.
3.2 MM asked whether the details to discharge conditions relating to the design of the interim and final junctions for Area 10 will be brought to WEASG and queried whether MKP were the right Local Planning Authority to deal with details affecting the junctions? MM was of the opinion that H4 and part of V4 are outside the area designated by SI932 (the Function Order).
3.3 RB explained that these are technical details so would not be considered by WEASG. DF added that the details, which only relate to the junctions on the grid road, would first be agreed by MKC Highways and Anglian Water under the relevant technical approvals before being submitted for approval to the Local Planning Authority to discharge the relevant conditions. JS confirmed
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30 Western Expansion Area Stakeholder Group
that MKP are the correct Local Planning Authority to deal with the discharge of conditions as the outline planning permission does include junction access to the site.
3.4 JL asked when construction traffic be able to access off V4 Watling Street? Residents are concerned that there is already construction traffic accessing off Ridgeway before the CEMP has even been agreed. RB advised that the landowner does not require planning permission to have a digger on site. The CEMP will kick in once the Area 11 infrastructure works commence. The applicants are currently using the existing field access off Ridgeway for archaeological digging. DF added that there is a 3 hectare area to be scraped off before the archaeologists can get to work.
4.0 WEA Area 11 Phase 1 Landscaping
Local Park 5
4.1 RA gave a presentation on the context and details of Local Park 5. He explained that the disused reservoir would be retained and there are constraints on site including gas pipeline and easement and public rights of ways. The play area would cater for different ages and equipment would be naturalistic in character. There would be new network of paths, new orchard and allotments and existing hedge would be retained.
4.2 NC asked whether existing bridleway would be retained, depth of the open space and who would carry out planting? RA confirmed that the open space is approximately 80m in depth. DF confirmed that both landscaping and infrastructure works would most likely to be carried out by one contractor. NC commented that it would be good to offer works to local businesses.
4.3 KH asked whether public safety was considered as there is a lot of planting proposed. DF confirmed that the Crime Prevention Adviser is a member of the working group and contributed to the formulation of the current proposal.
4.4. JL confirmed that he had meeting with DF previously and very pleased that 95% of the comments from Western Alliance were taken on board. The gaps in the existing hedge would need to be filled in asap as have been used for fly tipping and he had concerns of parking on Ridgeway. JL commented that the scheme is of great design and asked about maintenance of zip wires. RB confirmed that the Parks Trust would maintain the area and would receive commuted sum from the applicant for maintenance.
4.5 CW asked about timing of delivery? DF confirmed that open space would be delivered early as facilities would enhance land value. Lessons also learned from Broughton Gate and provision will be timed. Hope to start work on site in August.
4.6 MM asked whether redway would be lit to provide safety and security as it would be important route to Stony Stratford. Also asked whether there is long term plan of route on Ridgeway and beyond into Stony Stratford. RB confirmed that redway would normally be lit. DF added that it would be up to MKC Transport to determine long term route and confirmed that the allotment would be managed by the new Fairfield Parish. MM asked about the future grid road planting along V4. DF confirmed that details will be covered by future schemes.
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Western Landscape Buffer
4.7 RA pointed out key constraints including balancing pond, oil pipeline and a number of public rights of ways. More formal planting near road and with series of newt ponds. New meadow planting to enhance biodiversity but balancing pond would have restrictions on planting. A series of lookout to be created and will liaise with public arts officer to create focal points.
4.8 GS asked about reservation strip for the H2 extension. DF confirmed that land would be retained for road but works unlikely to be carried out within the lifetime of this development as grid road strategy has no formal status. GS commented that there would be danger that people would fall in love with open space and MKC should be more open about future road development.
4.9 Reservation strip would be identified as highway corridor but treatment of land would remain as open space. Land would be transferred to the Parks Trust on 999 years lease. CW questioned whether future residents would be aware of road extension and whether there would be enough space for grid road to be built. DF confirmed that 24.3m would be reserved but until MKC formalises position proposal would not appear on local searches.
4.10 CA pointed out Calverton residents’ concerns of views of development and acknowledged that nothing will hide development from far views and requested more robust structural planting to be considered. RA pointed out that woodland planting could be up to 3 to 5 metres high and could provide more effective screening. There are restrictions on planting around the balancing pond and wet ponds which could not be overshadowed for ecological reasons. There is also requirement to ensure safe and open routes. RB confirmed that she spoke to the Crime Prevention Adviser earlier and he has concerns regarding trees too close to paths. RA was requested to revisit the planting scheme but would need to balance with other requirements/constraints.
4.11 MM asked about likely water level for balancing pond and issue of public safety. DF confirmed that water could reach top of embankment for 1 in 100 years event plus 20% climate change. The banks would be graded and people could climb out and the design was approved by panel engineers.
All Hallows Place
4.12 RA confirmed that play area would have 20m offset from houses. Two play zones including waterplay with pump and dam and more traditional play. Existing hedge to be retained with bridge and deck over swale.
4.13 Question on whether swale would flood? RA confirmed that it is an existing ditch and would be seasonally wet but water would continue to drain and keep flowing.
Kiln Brook Crescent
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4.14 Crescent formed by existing oaks, simple approach with large scale trees set in grassed areas with hedge planting as buffer to road. Paths form simple cross routes with seating areas.
4.15 CA pointed to experience of oak in Midsummer Place with restricting tree catchment. DF confirmed that water table is high in Area 11 and majority of water from road will drain to area. MH commented that Midsummer Place is a bad example and other trees have been successfully retained in other areas and the treatment of oaks is acceptable.
Brickfield Square
4.16 Focal point and sets context for local centre. Planting to reinforce urban square providing good pedestrian movements with clear routes to bus stop and redway. Materials used would be brick and clay with brick piers giving vertical element of the space. There would be power supply and lighting to trees. Curved stones or similar features to prevent parking rather than using bollards.
4.17 DF confirmed that the space would be maintained by Gallagher until a management company would take on local centre; square could be used for small events and the adjoining road could be private.
4.18 GS commented that all play equipment would appear to cater for children and exercise equipment for adult and elderly should be considered. Following discussion it was agreed that suitable equipment for adult/elderly would be provided within Local Park 5.
4.19 DF confirmed that a reserved matters application for this proposal would be submitted to MKP in approximately 4 weeks time.
5.0 AOB
5.1 RB advised the group that Jennie Selley would be leaving MKC at the end of April and thanked her for her contribution to the group over the years.
5.2 RB thanked all for attending.
Next meeting is scheduled for 5pm, 8th May 2012 at Civic Offices.
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MILTON KEYNES PARTNERSHIP PLANNING SUB COMMITTEE DATE OF MEETING: 29 August 2012
ITEM NUMBER: 8
FOR DECISION
Proposal: Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 comprising 16 dwellings, associated garages and play space pursuant to outline planning permission (ref. 06/00602/MKPCO) for residential-led mixed use development of 450 dwellings.
Application Number: 12/00968/MKPCR
And Proposal: Reserved matters application for the appearance, landscaping, layout and scale of development for part of Tattenhoe Park Site 1 comprising 147 dwellings, associated garages and play space pursuant to outline planning permission (ref. 06/00856/MKPCO) for residential-led mixed used development of 1310 dwellings.
Application Number: 12/00969/MKPCR
Application Type: Reserved Matters Application Applicant: BDW Trading Ltd Expiry Date: 31 July 2012 (both applications) Parish: Shenley Brook End and Tattenhoe Parish Council Purpose: The purpose of this report is to seek the approval of both reserved matters planning applications.
Responsible officer: Sheila Keene, Head of Strategic Policy and Planning, Homes and Communities Agency
Prepared by: Stephen Gee, Planning Manager, Milton Keynes Council
Attachments: Annex A: Proposed Site Layout Annex B: Axonometric View Annex C: Streetscenes Annex D: WEASG minutes of meeting of 22nd November 2011
RECOMMENDATION
1. To APPROVE both reserved matters applications relating to Tattenhoe Park Site 1 (ref. 12/00968/MKPCR and 12/00969/MKPCR) subject to the applicant submitting revised plans which satisfactorily address the concerns expressed by consultees and subject to appropriate conditions.
This recommendation will be updated as part of any Addendum following further consultation on revised plans to be submitted by the applicant to address outstanding officer comments. 1 34
SITE DESCRIPTION
2. Tattenhoe Park is located on the western boundary of Milton Keynes and is approximately 59 hectares. To the north of Tattenhoe Park, separated by Hayton Way is the proposed Kingsmead South site which is currently undeveloped. The V1/Snelshall Street borders Tattenhoe Park to the east with Tattenhoe beyond. Loughton Brook linear park lies to the south with large employment buildings and the H8 Standing Way A421 beyond. The North Bucks Way (a historic footpath and bridleway) follows the western boundary of the site with open countryside beyond. Tattenhoe Bare Farm, a Grade II listed farmhouse is located immediately adjacent to the north-west corner of the site. The main infrastructure serving Tattenhoe Park has already been provided and Priory Rise Primary School is located in the centre of the site.
3. The proposed development site of Tattenhoe Park Site 1 is the first residential phase to come forward as part of the joint masterplan of Kingsmead South and Tattenhoe Park. Hayton Way runs east-west through the site and the High Street runs north- south through the site. The site adjoins the playing fields of Priory Rise Primary School to the west and an area of proposed open space to the east. The location of Tattenhoe Park Site 1 is shown in Figure 1.
Figure 1: Tattenhoe Park Site 1 Location Plan
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THE PROPOSAL
4. The proposed development of Tattenhoe Park Site 1 covers part of the Kingsmead South site and part of the Tattenhoe Park site. Kingsmead South and Tattenhoe Park have separate outline planning permissions and therefore two separate applications for the approval of reserved matters have been submitted.
5. The first application (ref. 12/00968/MKPCR) is for the approval of reserved matters for 16 dwellings pursuant to the outline planning permission for Kingsmead South. The second application (ref. 12/00969/MKPCR) is for the approval of reserved matters for 147 dwellings pursuant to the outline permission for Tattenhoe Park. This single committee report covers both applications.
6. A plan showing the difference between the area which relates to the Kingsmead South outline planning permission and the area which relates to the Tattenhoe Park outline planning permission is shown in Figure 2.
Figure 2 – Kingsmead South/Tattenhoe Park areas
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7. The Tattenhoe Park Site 1 development proposes a total of 163 dwellings. The proposed development is a mix of 1- and 2-bed apartments and 2-, 3-, 4- and 5-bed houses. A copy of the proposed site layout is attached at Annex A and a copy of an axonometric view is attached at Annex B.
8. The site is split east-west by Hayton Way. This is the main road through the site from the Kingsmead Roundabout and has been designed to be flexible so that bus lanes may be incorporated some time in the future if required. The proposed development has a continuous frontage along Hayton Way consisting of dwellings of 2.5 - 3 storeys. Housing combinations have been used to turn key corners and create a strong frontage.
9. The site is also split north-south by the High Street which is a primary road through the site. Development along this road is also characterised by a continuous frontage consisting of dwellings of 2-3 storeys. The High Street and Hayton Way cross at the Gateway Square. This public square is framed by two apartment blocks of 3-storeys and has hard and soft landscape features.
10. The rest of the development to the south of Hayton Way (part of Tattenhoe Park) is lower density development of 2-2.5 storeys consisting of dwellings arranged along ‘zip’ and ‘zag’ tertiary streets. The ‘zip’ street provides a vehicle link to Hayton Way, the ‘zag’ street provides pedestrian access only to Hayton Way. An existing hedgerow which runs east-west through the centre of the site has been retained as part of the proposed development and incorporates a footpath link to the public open space along the eastern boundary of the application site.
11. The area to the north of Hayton Way (part of Kingsmead South) is characterised by lower density development, the majority of which consists of larger detached dwellings. The Park Edge to the west of the dwellings includes an area of public open space with a local play area. The majority of dwellings along the High Street and zip and zag streets have a gable front which creates a strong design feature and contributes to the overall character of the development. The gable fronted dwellings also maximises the amount of south facing roof to encourage the use of photovoltaic cells. A copy of the proposed streetscenes is attached at Annex C
12. The majority of dwellings are faced in buff brick with grey roof tiles. To the north of Hayton Way the dwellings are red facing brick with the red roof tiles. The applicant is proposing to provide UPVC windows. This does not comply with the Kingsmead
4 37 South or Tattenhoe Park Design Codes which require timber or metal framed windows.
13. The development proposes 30% Affordable housing (incorporating 25% Social Rent and 5% Shared Ownership) with the following mix:
8 Shared Ownership (New Build Homebuy) homes
2 x 1-bed, 2 person apartments 4 x 2-bed, 3 person apartments 2 x 4-bed, 6 person houses
41 Social Rent homes
12 x 1-bed, 2 person apartments 6 x 2-bed, 3 person apartments 13 x 2-bed, 3 person houses 5 x 3-bed 5 person houses 4 x 4-bed, 6 person houses 1 x 5-bed, 8 person house
14. The proposal is contracted to achieve Code for Sustainable Homes (CSH) Level 4 and Lifetime Homes standard. In addition, in accordance with the requirements of the Tattenhoe Park Development Framework, 30% of the 147 dwellings which form part of the reserved matters application ref. 12/00969/MKPCR (pursuant to the Tattenhoe Park outline planning permission ref. 06/00856/MKPCO) are Flexible Extendable Homes which are designed to facilitate their future extension or adaptation, including atelier spaces above garages, reconfiguration of internal spaces or ground floor rear extensions.
RELEVANT PLANNING HISTORY
KINGMSEAD SOUTH
15. 06/00602/MKPCO: Outline planning permission for residential development of up to 450 dwellings, local retail, employment or community facilities up to 480 sq.m and associated landscaping, open space and infrastructure at Kingsmead South. Approved 17 August 2007.
16. 06/01424/MKPCR: Full Planning permission for means of access to Kingsmead South. Approved 17 October 2006.
17. 08/00008/MKPCR: Reserved matters application for 160 dwellings pursuant to outline planning permission ref. 06/00602/MKPCO at Kingsmead South Site 1. Withdrawn 31 March 2008.
18. 08/00130/MKPCR: Reserved matters application for 199 dwellings and local commercial facilities up to 480 sq.m pursuant to outline planning permission ref. 06/00602/MKPCO at Kingsmead South Sites 2&4. Approved 22 May 2008.
19. Kingsmead South Development Brief (July 2006): Approved by the MKP Planning Sub-Committee on 14 August 2006.
20. Kingsmead South Design Code (February 2007): Approved by MKP Planning Sub- Committee on 22 January 2007.
21. South Minor Material Changes to Illustrative Masterplan: Approved by MKP Planning Sub-Committee on 19 July 2012.
5 38 22. An application to extend the time limit for implementing outline planning permission ref. 06/00602/MKPCO at Kingsmead South for a further period of five years has been submitted and was validated on 15 August 2012. This application is currently under consideration.
TATTENHOE PARK
23. 06/00856/MKPCO: Outline planning permission for residential development of up to 1310 dwellings, a mixed-use local centre of up to 2000 sq.m, site for primary school, community facilities, hotel and public house, public open space and associated landscaping and infrastructure at Tattenhoe Park. Approved 22 August 2007.
24. 06/01545/MKPC: Construction of Phase 1 infrastructure (primary road, footways, redways, services and utilities, sustainable urban drainage systems and associated works). Approved 07 November 2006.
25. 07/00532/MKPC: Construction of 420 place primary school and 30 place nursery with associated car parking, playing fields and landscaping at Tattenhoe Park Central Square. Approved 17 May 2007.
26. 07/01353/MKPC: Construction of Phase 1 infrastructure (primary road, footways, redways, services and utilities, sustainable urban drainage systems and associated works). Approved 09 October 2007.
27. Tattenhoe Park Development Framework (September 2006): Approved by MKP Planning Sub-Committee on 06 September 2006.
28. Tattenhoe Park Design Code (June 2007): Approved by MKP Planning Sub- Committee on 21 June 2007
PRE-APPLICATION CONSULTATION
29. The applicant has submitted a Statement of Community Involvement with the application. The proposal was considered by the Western Expansion Area Stakeholder Group on 22 November 2011. A copy of the minutes of the Stakeholder Group meeting is attached as Annex D to this report.
CONSULTATIONS
30. For both applications for the approval of reserved matters, letters were sent to statutory and non-statutory consultees including relevant departments within Milton Keynes Council, Ward Members and Shenley Brook End and Tattenhoe Parish Council. Site notices were posted around the site and an advertisement was placed in the MK News on 09 May 2012.
31. Following the submission of revised plans (which includes the proposed layout at Annex A), a period of re-consultation has taken place on both applications for the approval of reserved matters with the same consultees. Additional site notices were posted around the site and an advertisement was placed in the MK News on 18 July 2012.
32. The statutory and non-statutory consultation responses to this re-consultation can be summarised as follows:
33. TVPA Crime Prevention Design Adviser • Boundary treatment Block A (Plots 37-48) – I note that the refuse and cycle stores have been moved over, against the apartment block. I have concerns that this 6 39 has left a gap between the refuse store and Plot 36. This would allow casual intrusion into the rear parking courtyard. This gap should be closed off by means of a 1.8m boundary treatment as close to the forward edge of the refuse store as is practicable. It is recommended that a 1.8m high brick wall is used. • Plots 117 and 118 – This maisonette appears to have replaced the previous FOG unit within this area. I have concerns that the ground floor maisonette has no defensible space between the kitchen and bathroom windows and the parking courtyard. This can result in non-occupants standing directly outside these windows, which tends to raise the fear of crime and lead to neighbourhood disputes. This area should be redesigned to create at least 1m of defensible space. Ideally this would be a planted strip. • Pedestrian Gate within Parking Courtyard to the rear of Plots 117 and 118 – I have concerns that this gate will provide unauthorised access to the parking courtyard and lead to the parking courtyard being used as a cut-through. If this is the case, then crime and anti-social behaviour will occur. Pedestrian gates such as this go against the recommendations within the Council’s Residential Design Guide. This gate appears to have been included for the sole use of the occupants of Plot 118. It is requested that this area is redesigned to remove the need for this gate. Alternatively this gate needs to be robust, i.e. railings, and have auto closing hinges and an auto securing lock. These details should be conditioned for future approval. Access should be restricted to the occupants of Plot 118. • Refuse and Cycle Store Plots 117 and 118 – I have concerns that this ‘store’ is only constructed of 1.8m timber fencing. This does not create a secure store, which will result in the bicycles being stolen or damaged and the refuse being vulnerable to arson. I also have concerns that the two stores appear to be combined within one unit. Why would the occupants wish to store their bicycles beside their refuse? This area must be redesigned to create separate, secure storage for both the bicycles and the refuse. These stores should include a roof and securable doors. They should also be lit.
34. MKC Highways • No objections in principle but there are still issues outstanding that have not been resolved and these need addressing by the applicant before the proposal can be fully supported. • All residential units have been provided with allocated parking to meet the minimum provision as laid down in the 2009 Addendum standards. Using the same standards for unallocated parking shows that a minimum of 79 spaces should be provided. The revised layout now shows that 108 unallocated spaces have been provided. • The New Residential Development Design Guide provides advice regarding tandem parking and stipulates that where this is provided, unallocated parking should be visible within 15 metres of the specific dwelling. Garages should also be 3 x 7m in area. • Car parking for Unit 10 is too remote from the dwelling. There is a strong likelihood that the occupiers of this unit will use the adjacent visitor spaces and this will result in a shortage of parking on the highway. • Not satisfied with the positioning and necessary manoeuvring that would need to take place with car parking for units 35 and 36 and the arrangements for these and unit 49 need to be revised. • The parking for units 61, 62 and 63 is too remote and may result in on-street or verge parking in the vicinity of the units and more importantly around the road junction. • The 3 visitor spaces on the ‘zag’ street is too lengthy a section of narrowing. A length of narrowing over 2 visitor car parking spaces is more appropriate; the density of units on this street dictates that 6/7 visitor spaces be provided. • Parking arrangements for units 117/118 could prove complicated for visitors and. It would help if these units could just become a single unit.
7 40 • Further details required on speed reduction features, street lighting, surface finish for redways. • The design of the Gateway Square should deter traffic from parking on open areas of paving. The stone/concrete spheres that provide this separation are not acceptable and they will not be clearly visible to all vehicles in all circumstances.
35. MKC Urban Design • The zag street is the dominant street and therefore I think units 111-113 should be turned to face the zag street and are also then better located relative to the allocated parking. This I believe is especially important as units 98-99 opposite already side onto the zag street • I still think the housetype T looks out of proportion because of the large gap between 1st floor windows and eaves • I still think the bike and cycle stores for the apartments undermine the rhythm of the built form along Hayton Way • I don’t support the blank rear elevation of the garage facing Hayton Way between units 3 and 4 – it again undermines the rhythm of the built form along Hayton Way • I suggest changing the proportions of glazing on the G housetype so that there is some variety across the elevation – the windows also currently look quite ‘mean’ in proportion to solid part of the elevations • I would add a visitor bay in front of unit 13 – otherwise the verge will just get parked on especially as tandem parking is proposed • I really think the parking for unit 14 should be adjacent to the front not at the rear (this should be a principle across the entire development wherever practically possible).
36. MKC Landscape • Overall principles are acceptable subject to the following: • Further tree planting should be added either side of the road fronting plots 83-94, 119-124 and 149-154. • Space to add further trees to the front of plots 18-21, 35-36 and 37-40. • Add trees to mitigate on street parking fronting plots 51-53, 55-58, 71-75 and 77- 80. • A condition will be required to approve the details of the play equipment including construction detail.
37. The Parks Trust • The whole layout of green space in the development has been based on the existing hedgerows and the corridors they form linking to and from Kingsmead Spinney. • The retention of the existing hedgerow in the Kingsmead South Linear Park is a key element of the landscape strategy. This should be respected and play provision should be designed to fit the existing landscape structure of the retained hedgerow. The play area proposals currently remove a section of hedgerow to the north to provide a diagonal footpath and therefore are not supported. • The retained hedgerow in Tattenhoe Park is currently overgrown and contained a considerable amount of suckering elm and blackthorn; the latter especially spreading out on the south side. As such it is going to need some significant structural management if the retained sections are going to provide a manageable feature within a residential development. Further information on proposed maintenance of the hedgerow is required.
38. MKC Affordable Housing • The proposed 49 affordable dwellings provides the required 30% affordable housing • The mix of 41 (25%) Social Rent and 8 (5%) Shared Ownership is in line with the Affordable Housing SPD. The mix of 1, 2, 3, 4, and 5 bed dwellings is acceptable for this development 8 41 • ‘Building for Life’ Silver Standard and ‘Lifetime Homes’ for all dwellings is fully supported as is CSH Level 4.
39. MKC Waste Services I have a bit of concern over accessibility of waste and recycling collection vehicles to service the houses and apartments. In order to show that enough provision of space is provided for storage of bins and there is easy accessibility of collection vehicles, I will like to see the following • The tracking plan for waste collection vehicles • Further details on areas earmarked for communal bin storage and how these will be accessed for collection.
40. MKC Policy D4 Satisfied that the application meets the requirements of Policy D4. The application should be conditioned to build in accordance with the submitted sustainability statement and required to provide post construction certificates to verify that CSH Level 4 is achieved.
41. Environment Agency No comment to make.
42. MKC Environmental Health No comments received.
43. Buckinghamshire & Milton Keynes Fire Authority Confirmed that the applicant will also be required to apply for building regulations approval. Where gates are proposed it is preferable that a digital lock is fitted.
44. Shenley Brook End and Tattenhoe Parish Council No comments received.
REPRESENTATIONS
45. No representations have been received on the applications.
FURTHER REVISIONS TO THE PROPOSALS
46. Following receipt of the above comments from statutory and non-statutory consultees, the applicant is currently making further revisions to the proposals for Tattenhoe Park Site 1. An update on how the applicant has addressed the consultation comments will be provided as an Addendum.
POLICY FRAMEWORK
47. National Planning Policy Framework (NPPF) The NPPF was published in March 2012. This document is a material planning consideration when determining planning applications.
48. Milton Keynes Local Plan (adopted 21st December 2005) • Policy S1 (General Principles) • Policy D1 (Impact of Development Proposals) • Policy D2 (Design of Buildings) • Policy D2a (Urban Design Aspects of New Development) • Policy D4 (Sustainable Construction)
9 42 • Policies T1, T2, T3, T9, T15 (Transport) • Policy H4 (Affordable Housing) • Policy H8 (Housing Density) • Policy H9 (Housing Mix) • Policy L3 (Leisure and Recreation – Standards of Provision)
49. Emerging Core Strategy • Policy CS1 (MK Development Strategy) • Policy CS2 (Housing Land Supply) • Policy CS8 (Other Areas of Change) • Policy CS10 (Housing) • Policy CS11 (A Well Connected MK) • Policy CS12 (Developing Successful Neighbourhoods) • Policy CS13 (Ensuring High Quality, Well Designed Places) • CS14 (Sustainable Construction) • CS19 (Healthier and Safer Communities) • CS22 (Delivering Infrastructure)
50. Supplementary Planning Guidance • Milton Keynes Council Parking Standards SPG (adopted January 2005) • Milton Keynes Council Parking Standards SPG Addendum (adopted April 2009) • Milton Keynes Council Sustainable Construction SPD (adopted April 2007) • Milton Keynes Council Affordable Housing SPD (adopted July 2007) • Milton Keynes Council New Residential Development Design Guide SPD (adopted April 2012).
51. Other Documents • Tattenhoe Park Development Framework (September 2006) • Tattenhoe Park Design Code (June 2007)
DEVELOPMENT ASSESSMENT
Layout and Built Form
52. The proposed layout is based on the principle of perimeter blocks which provide clearly defined public and private space and maximise surveillance opportunities through active frontages.
53. Hayton Way and the High Street consist of predominantly 3 storey dwellings with a minimum amount of openings to create a continuous built frontage and sense of enclosure in accordance with the requirements of the approved Development Brief/Framework and Design Codes. The apartment buildings act as landmark buildings and frame the Gateway Square.
54. Development around the zip and zag streets is a lower density relative to the High Street and Hayton Way and is predominantly 2 storey detached houses and terraced townhouses. Development along the Park edge is a looser urban form in accordance with principles for the relevant character areas in the Design Codes.
55. MKC Urban Design has made some detailed comments relating to the proposed layout and streetscenes. The applicant is working to address these comments and an update will be provided at Committee.
56. The development consists of a mix of buff stock brick with render panels and dark grey plain within the Tattenhoe Park part of the development and orange/red stock brick with render panels and a mix of red and brown plain tiles. This is in accordance with each Design Code and helps define the character of each area. A condition 10 43 requiring the submission of samples of materials to be approved prior to the commencement of development is recommended.
57. The applicant is proposing to provide UPVC windows which does not comply with the Kingsmead South or Tattenhoe Park Design Codes which require timber or metal framed windows. The provision of UPVC was not accepted at the time the Design Codes were approved as this was not a BRE Green Guide A rated product. The applicant has confirmed that UPVC products are now available that meet the requirements of a BRE Green Guide A rated product and the sustainability principles contained in the Design Code and the Design and Quality criteria required by the Homes and Communities Agency (HCA). The proposal of UPVC windows is therefore considered acceptable subject to the condition requiring the samples of materials to be submitted for approval so that Officers can ensure that the quality and appearance of the window frame is also acceptable.
Street Design, Access and Parking
58. The proposed layout is based on a hierarchy of street types in accordance with the requirements of the approved Development Briefs and Design Codes for Tattenhoe Park and Kingsmead South and includes Redway and pedestrian links through the site and to adjacent areas. At the request of the MKC Highways Officer and Waste Service Officer the proposed layout has been tracked to demonstrate the site is capable of accommodating all service vehicles and emergency vehicles.
59. The layout has been designed to ensure that minimal rear parking courtyard parking is provided, except for properties fronting Hayton Way and the High Street where direct access to individual properties is not permitted. On-plot parking is located in private driveways located as conveniently close as possible to the front door of the property. Larger properties also have garages.
60. Allocated parking provision is in accordance with the MKC Parking Standards SPG, as revised by the SPG Addendum (April 2009). A total of 108 unallocated on-street parking spaces has been provided which is higher than the 79 spaces required to meet the MKC parking standards.
61. MKC Highways has raised no objections in principle but has raised a number of issues that need to be addressed by the applicant before the proposal can be fully supported. The applicant is working to address the concerns expressed by MKC Highways and an update will be provided as an Addendum.
Landscaping and Public Open Space
62. Landscaping details have been submitted with the application and includes the retention of the existing hedge running east-west through the centre of the site with two gaps created to provide the ‘zip’ and ‘zag’ streets. A link through to the public open space that will be provided to the east of Tattenhoe Park Site 1 has been added at the request of Officers.
63. An area of public open space forms part of the Tattenhoe Park Site 1 development to the west of the Park Edge 2 street north of Hayton Way. This area of public open space will be managed by the Parks Trust and includes a local play area consisting of 5 items of play equipment. There is an existing hedgerow between the play area and the Park Edge 2 street. The active zone of the nearest piece of play equipment is located 20 metres from the boundary of the nearest dwelling and is therefore in accordance with Milton Keynes Local Plan Policy L3 for the provision of play facilities.
64. The Parks Trust has expressed an objection to the current play proposals which show a gap in the existing hedgerow to provide for a new footpath connection. The Parks Trust has stated that the layout of Kingsmead South is based on the existing 11 44 hedgerows and open space corridors that they form and therefore the retention of the existing hedge is a key element of the landscape strategy.
65. In addition, the Parks Trust has raised concerns about the lack of information submitted to confirm how the Applicant proposed to maintain the retained hedgerow running east-west through Tattenhoe Park Site 1.
66. The Applicant is working to address the concerns expressed by the Parks Trust and an update will be as and Addendum.
Affordable Housing
67. The provision of 49 affordable dwellings meets the requirements to provide 30% affordable housing. The Applicant has entered into discussions with an affordable housing provider and has confirmed they are able to deliver the Social Rent units.
68. Overall, the affordable housing has been pepper-potted appropriately through the site. There are 12 affordable housing apartments (consisting of 7 x 1-bed and 5 x 2- bed apartments) in each block either side of the gateway square. This represents a large concentration of affordable housing but is the only location in Tattenhoe Park Site 1, because of the requirement for higher storey buildings to frame the Gateway Square, where apartments are considered appropriate. The two apartment blocks are independently accessed from the High Street and therefore in this instance the location of the affordable housing apartments is considered to be acceptable.
69. The location of the affordable dwellings, proposed mix of house types and tenures is supported by the Milton Keynes Council Housing Development Officer.
Community Safety
70. The applicant has engaged in pre-application discussions with the Crime Prevention Design Adviser and has made amendments to the application by adding windows to previously blank elevations to the street and providing appropriate boundary treatments.
71. The TVPA Crime Prevention Design Adviser has expressed concern about the revised proposed layout which has replaced a single Flat Over Garages (FOG) unit with maisonette flats (Plots 117/118). In particular there is no defensible space to the ground floor and the current gated access and bin store proposals for these plots are also unacceptable.
72. The Applicant is working to address the concerns expressed by the Crime Prevention Design Adviser and an update will be provided as an Addendum.
Sustainable Construction
73. The applicant has provided a Sustainability Statement to demonstrate how the development will achieve Code for Sustainable Homes (CSH) Level 4 standard for all dwellings. This complies with the requirements of Milton Keynes Local Plan Policy D4. A condition requiring the submission of certification to confirm the achievement of CSH Level 4 is recommended.
CONCLUSION
74. The proposed development site of Tattenhoe Park Site 1 is the first residential phase to come forward as part of the joint masterplan of Kingsmead South and Tattenhoe Park. The two applications for approval of reserved matters (which together cover the
12 45 Tattenhoe Park Site 1 development) have been assessed on their individual merits and against relevant material considerations.
75. A number of concerns have been expressed by statutory and non-statutory consultees and the applicant is currently working to address these comments. An update will be provided as an Addendum following further consultation on revised plans to be submitted. This will include a revised layout and streetscenes which address outstanding officer comments.
RECOMMENDATION
76. To APPROVE both reserved matters applications relating to Tattenhoe Park Site 1 (ref. 12/00968/MKPCR and 12/00969/MKPCR) subject to the applicant submitting revised plans which satisfactorily address the concerns expressed by consultees and subject to appropriate conditions.
This recommendation will be updated as part of any Addendum following further consultation on revised plans to be submitted by the applicant to address outstanding officer comments.
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ITEM 8 Western Expansion Area Stakeholder Group ANNEX D Notes of Meeting 5pm, 22 November 2011 Held at Milton Keynes Council, Civic Offices, MK
Attendees Rita Bovey (RB) MKP Development Control, MKC Jennie Selley (JS) MKP Development Control, MKC Karen Hill (KH) Shenley Church End Parish Council Lesley Arkin (LA) Stony Stratford Business Association Darren Farmer (DF) Gallagher Estates Helen McHollan (HMc) Illman Young Cllr John Hawthorn (Cllr JH) Stony Stratford Ward & Abbey Hill Parish Council David Livingstone (DL) Shenley Brook End and Tattenhoe Parish Council Keith Thomas (KT) Shenley Brook End and Tattenhoe Parish Council Clare Walton (CW) Community Action MK Stephen Peart (SP) Calverton Residents Association Ben Rogers (BRog) ID Partnership Ben Flippance (BF) ID Partnership Mark Laidlow (ML) David Wilson Homes Joe Devine (JD) Calverton Resident Brian Rodger (BRod) Thames Valley Police Crime Prevention Design Advisor Andrew Thomas (AT) MK Forum Cllr Stuart Burke (Cllr SB) Emerson Valley Ward Susan Devine (SD) Calverton Lane Resident Mark Haynes (MH) Senior Landscape Architect, MKC
Apologies Graham Stuart Whaddon Parish Council Robert Gifford Stony Stratford Town Council Nick Fenwick Assistant Director- Planning, Economy and Development, MKC
1.0 Introductions and approval of minutes from last meeting –
1.1 JS outlined the agenda for the meeting and asked for introductions from the group.
1.2 RB referred to the minutes of the meeting on 27 September 2011. The minutes were approved by the group.
2.0 Tattenhoe Park Site 1 – Presentation by ID Partnership on behalf of David Wilson Homes and Barratt Homes
2.1 JS introduced the item by explaining that outline planning permission was granted for development at Tattenhoe Park in 2007. There is an approved Development Framework and Design Code in place. The land is owned by the HCA and primary infrastructure, including the roads, school and parks is already in place. David Wilson Homes and Barratt Homes were recently successful in a competition by the HCA to find a developer for Site 1 in the northern part of Tattenhoe Park.
2.2 ML added that David Wilson Homes and Barratt Homes are looking to engage with the local community in the preparation of their proposals and this
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47 Western Expansion Area Stakeholder Group
will include an exhibition at Priory Rise School before Christmas. In summary the proposals are for 155-160 units, 30% of which will be affordable. Code for Sustainable Homes Level 4 will be achieved. The HCA standards also require Secured by Design, Lifetime Homes and Building for Life amongst others. There are also site specific requirements such as Flexible Extendible Homes on 30% of units.
2.3 BF advised that two reserved matters planning applications will be submitted as the proposals also come under the Kingsmead South outline consent and Design Code. The ‘zip’ and ‘zag’ concept has been used in the assembly of buildings as can be seen on the layout. The Gateway Square is a key design area and the green edges to the linear parks provide context. A finger of existing green hedgerow runs through the site and this is used as a focus for development.
2.4 BF explained that Hayton Way has a tighter frontage with townhouses so it feels like a primary street. The High Street runs from north to south linking Kingsmead South into Tattenhoe Park and the mixed use area adjacent to the school. This also has a strong three storey building frontage.
2.5 BF added that parking is largely on plot with two spaces per dwelling in accordance with the MKC standards. Away from the centre there are lower densities with looser and larger buildings towards the edges. Parking works with the hierarchy of streets. They can’t take individual access off Hayton Way or the High Street so these properties are served by parking courts with a maximum of 6 properties per court.
2.6 Affordable housing is a pre-defined mix from the development brief and pepperpotted around the site in clusters of no more than 12 apartments or 6 houses. 30% are ‘Flexible Extendable Homes’ (FEH) which means they are designed to be future proofed and adaptable to changing needs. Some units on the High Street also have increased ground floor to ceiling heights to accommodate future live work or retail units. The FEH can have simple rear extensions, loft conversions or larger houses are capable of converting the ground floor to a granny flat. Some garages are also capable of having a room on top, an atelier unit, due to the foundation design.
2.7 The alignment of the buildings has been carefully considered to orientate gables within 22 degrees of south, which is the ideal range for maximum efficiency in generating solar electric power. This gable roof form is distinctive and makes the street feel different. Materials are proposed to be robust and easy for maintenance. Render and buff brick are proposed for Tattenhoe Park and red brick for Kingsmead South.
2.8 BF also added that a structural approach has been taken to landscaping with formal elements in the Gateway Square and softer edges with a green finger (existing hedgerow) retained. The public art strategy will align with the landscaping and the school will be involved in this.
2.9 ML explained that the intended timescale for submission of reserved matters applications is early in the New Year with construction on site starting mid 2012.
2.10 DL asked where Redways are provided, whether any play equipment will be provided for residents early on, whether there will be any retail units in the
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Gateway Square and whether there will be a facility for the community to meet such as a pub?
2.11 JS undertook to e-mail a weblink to all WEASG members with the masterplan for Tattenhoe Park. This will show provision of Redways within the site and connecting into the existing Redway system. It will also show that a number of play areas are to be provided within the parks. The play areas will be funded by the Tariff and are intended to be provided in time for occupation of the first units. The masterplan also shows provision of a pub and community centre.
2.12 Cllr JH asked whether Redways and footpaths will be provided separately? BF responded that Redways will not be provided by the developers but one is already installed down the High Street. Separate footpaths will be provided within the development.
2.13 JD asked whether parking will be allowed on the High Street? BF confirmed that on-street visitor parking will be provided on both sides of the High Street. KH asked how wide the High Street is? ML responded that this section of the High Street has already been built with the on-street spaces.
2.14 KT pointed out that rear parking courts have been disastrous on Kingsmead North as people with shopping and children won’t use them. BRod advised that rear parking courts are now designed with lockable gates to rear gardens leading to the houses and people are therefore more likely to use these. Other improvements have been made to the design of rear parking courts to improve surveillance and lighting.
2.15 AT asked whether parking standards have been updated and more generous parking provision will be made than with previous schemes? BL advised that the scheme has been designed in accordance with the current MKC standards (amended in 2009). Garages do not count as parking spaces so the scheme has been designed with car ports to shelter cars. ML added that a looser layout with family homes and space around is proposed. Each house is provided with 2 parking spaces.
2.16 KT asked how realistic the CAD drawings are? BF explained that they take the plans then use the same computer file to produce 3D models of the house types. He assured the group that the houses will look like the drawings. The side of buildings will be rendered and coloured differently.
2.17 CW asked about the timing for provision of the community spaces and whether a temporary facility could be provided in the Gateway Square? JS did not know the exact date for the community centre to be provided but assured CW that she would find out from Jill Dewick in MKC Leisure Services.
2.18 Cllr JH asked whether the rendering on side of buildings could have maintenance issues? BF advised that coloured cement rendering will be used which keeps its colour even when chipped. Access for maintenance will be provided by the parking spaces at the sides of houses. KT commented that timber cladding looks nice when new but is not so good when weathered. BF responded that provision of timber cladding is in accordance with the Design Code which requires different materials. Timber cladding would not be used on high buildings and will be done in big chunks which will be protected from weathering.
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2.19 DL and KT gave their apologies to leave the meeting.
2.20 Cllr SB asked what the street gradients are? If it snows like last winter there could be issues with access. Should design grit bins into the scheme. Cllr SB also asked where bus stops will be provided? BF will consider the comment regarding grit bins. JS advised that a bus stop will be provided in the Tattanehoe Park local centre, not outside people’s houses.
2.21 AT asked whether the developers will deliver the Gateway Square? BF confirmed that it is part of the landscape strategy. SP commented that it is useful to have a landscape strategy to inform the square.
2.22 CW loved the idea of the Flexible Extendable Housing and asked whether a specialist company would be needed to extend these properties? BF answered that this is something that a competent builder or DIY person could do. ML added that the extensions will be pre-planning consented. David Wilson Homes will create a website for householders so they can see what changes can be made and how this will be done.
3.0 WEA Area 10 Phase 2 Landscape – Presentation by Illman Young on behalf of Gallagher Estates
3.1 RB introduced the item by explaining that the draft scheme was drawn up a few months back and since then it has been considered by the WEA Open Space Working Group meetings in two occasions which included technical consultees, Illman Young and Gallaghers.
3.2 HMc explained proposals for each of the open space areas proposed:
3.3 Orchard Play Area This is next to the secondary school and adjacent to the farm buildings to be demolished. There is an existing collection of orchard trees. The play area would be bounded by the link street and smaller edge streets. Existing vegetation would be removed to allow surveillance into the space. A small collection of play facilities and meandering footpaths are proposed. New landscaping would buffer the play area from the road yet allow views through the space. The play equipment will be timber with a farm theme. It is a Local Area of Play (LAP) so will appeal to younger age children.
3.4 Calverton Green This is in the centre of the residential area. It is designed as a classical space with flexible use. There are openings to the street but enclosed on other sides. There is a group of trees in the middle of the space. Formal clipped hedges and hardy shrubs to bring colour and seasonality are proposed.
3.5 Western Balancing Pond: This is on the periphery of the Phase 2 area. Calverton Lane will be diverted around the pond although access is still possible into the traveller’s site. The balancing pond deals with storm water. It will help improve biodiversity with wetland planting and visual amenity. There is no public access. There will be a small amount of water in the pond and this will fluctuate seasonally. A footpath will link from the housing development. An area is shown for a future pumping station but this will be subject to a separate planning application. A Redway will continue along Calverton Lane.
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3.6 Local Park 1: An existing hedge and ditch run as a spine through this area. There are two parts to the space – functional pond and open space. The ditch will be stopped up as part of the area is to be used as a balancing pond which will flood occasionally. A Neighbourhood Play Area (NPA) will be provided to appeal to older children and this will have a 40m separation distance from housing. It will include a Multi Use Games Area (MUGA) and a teenage area with a youth shelter. A Redway runs along the north side of the area to provide access. There is also access to the area from other points around the space. Formal and informal seating will be provided. Mounding will act as a buffer to the housing.
3.7 Cllr JH asked whether a boules area will be provided? HMc responded that it would be possible to play boules in the Calverton Green area as the central trees will be set in gravel.
3.8 LA asked whether there will be separate provision for school playing fields? DF answered that all schools within the WEA will have their own playing fields in accordance with standards.
3.9 JH asked about the height of the pumping station? RB replied that this will be subject of a separate application and we don’t have any details at present.
3.10 LA asked if the landscaping space along the V4 would allow for future dualling? DF replied that this is not in Gallaghers ownership but is highway land so could be widened if MKC choose to do so.
3.11 SP commented that the handout version of the plans showed more tree planting along the road edge for Local Park 1 than the plans displayed in the Powerpoint presentation. He prefers to see a stronger tree belt on the boundary. HMc noted this and explained that the hand out proposals were the more up to date design.
3.12 KH asked how quickly the planting will grow? With tighter budgets she is concerned that MKC will not look after the vegetation in 10 years time. The word “enclosed” is frightening as people will not feel safe, especially if walking alone. HMc explained that the rate of planting growth depends on the species. DF explained that there are two types of spaces. Some is Tariff funded and some is paid for separately by Gallaghers. In both cases maintenance will be covered by the Parks Trust and a maintenance sum will be handed to them. Gallaghers have been liaising with the Parks Trust and they are part of the Working Group. The proposals have been through two meetings involving the Crime Prevention Design Advisor who feels strongly about being able to see in to these areas and people feeling safe. BRod added that a lot has been learnt about this issue in existing parts of Milton Keynes.
3.13 KH was happy that the Parks Trust were taking on the land and that Brian Rodger had been involved in the proposals.
3.14 AT asked if the land will be owned by MKC? These are not the traditional sort of areas that the Parks Trust would maintain. AT added that some of the designs are exciting. DF explained that MKC will own the freehold and will lease the land to the Parks Trust on a 999 year lease, as has happened with
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much of the open space in Milton Keynes. The Park Trust have already taken on play areas in other parts of the City.
3.15 KH asked if enough seating will be provided? HMc replied that there would be a range of seating provided in all areas. You would be able to perch on boulders or use more formal seating like benches. Seating will also be provided in areas to supervise children playing.
3.16 BRod referred to Local Park 1. This is a big area and the housing to the north and south needs a footpath link which is lit to provide a safe route through. People will go across the dam which is unlit and he has real concerns about this. Cllr JH asked if the route is wide enough for a Redway? DF explained that Gallaghers would like to do something about this but the balancing pond is classed as a reservoir under the Reservoirs Act. The Panel Engineer will not allow structures within the reservoir and this includes providing a footpath across the dam. Even a raised walkway would require structures in the ground which is not permitted by the Panel Engineer. Gallaghers cannot therefore physically negotiate a walkway through this area. DF pointed out that none of the parks in MK are lit and that most of the time this area will be dry with a stream running through. RB assured members that this issue would be investigated further.
5.0 AOB
5.1 RB advised the group that a reserved matters application has been received by MKP for the Phase 1 landscape works and has gone out to consultation.
5.2 LA asked if she could query the minutes of the previous meeting on 27 September and apologised that she had not arrived at the meeting in time for this item. She thought that in terms of the WEA Section 73 application for the enlarged food store that Spencer Claye from Gallaghers had admitted that when the supermarket is built it will draw shoppers from all local areas and in particular from Stony Stratford. RS advised LA that she would query this with Spencer Claye and if he is in agreement would look to revise the minutes accordingly.
5.3 RB advised the group that MKP have also just received revised plans for the Area 11 infrastructure application (08/1058/MKPCR). There will be an additional WEASG meeting on the 6th December to consider the revised proposals.
5.4 RB and JS thanked all for attending.
Next meeting is scheduled for 5pm, 6th December 2011 in Room 8 at MKC Civic Offices.
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