03/00866/FUL COMPREHENSIVE DEVELOPMENT COMPRISING DEMOLITION OF EXISTING BUILDINGS AND ERECTION OF (1) MULTI-PURPOSE SPORTS AND SPECTATOR EVENTS STADIUM/ARENA (INCLUDING COMMUNITY HUB AND CONFERENCE FACILITIES); (2) RETAIL SUPERCENTRE; (3) RETAIL NON-FOOD (DIY) STORE; (4) PETROL FILLING STATION; (5) MEDIA VILLAGE (B1 SPACE, HOTEL, HEALTH AND FITNESS CENTRE, AND RESTAURANTS); AND (6) TWO DRIVE THROUGH RESTAURANTS; TOGETHER WITH PARKING, PEDESTRIAN/CYCLE/MOTOR VEHICLE CIRCULATION, ROAD JUNCTIONS AND EXTENSIVE LANDSCAPING. FULL PERMISSION IS SOUGHT FOR ITEMS (1) TO (4) AND OUTLINE PERMISSION FOR ITEMS (5) AND (6).
At: Land West of V7 Saxon Street (Denbigh North), Saxon Street, Bletchley, Milton Keynes
For: Milton Keynes Stadium Consortium
1.0 INTRODUCTION
1.1 The application site is situated at Denbigh North. The site boundaries are formed by existing dual carriageway and distributor roads: A5(T) to the north, Grafton Street (V6)/Bletcham Way (H10) to the west and south, and Saxon Street (V7) to the east.
1.2 The site is approximately 29.5ha. The north western part is allocated in the adopted Local Plan for employment development, and currently lies undeveloped. The south eastern part is occupied by several large buildings in commercial leisure use (indoor go-karting, nightclub, children’s activity centre, etc). The rest is occupied by playing fields, with a single club house/pavilion and associated car parking. There is a single detached house (now vacant) close to the leisure buildings at the southern end of the site. The leisure buildings, the club house/pavilion and its car parking, and the house are accessed from Goslington, a minor road that links the V6 and V7.
1.3 Much of the site comprises mown grassed areas divided by hedges and paths, with small pockets of scrub and tree groups. Most of this area is laid to sports pitches, although smaller areas comprise derelict pasture and scrub. The site also has a wet area with three small ponds, a wet ditch and scrub vegetation towards the south western boundary, with undulating ground conditions. East of this is a pavilion, at present occupied by the Irish Centre, and car parking, which serves to support existing sporting activity on the site.
L:\Development-Control\03-0866-FUL.doc 1.4 The site generally slopes from south to north, with Denbigh Roundabout being the lowest point and land adjacent to the A5 the highest.
2.0 PLANNING HISTORY
2.1 The site has the following planning history:
Table 1: Planning history of Denbigh North Date Application Description Decision Date of Decision Number 1953 BL/145/53 UDC industrial development Withdrawn 09/02/55 1954 BL/57/54 Industrial development: no Not - decision Proceeded with 1955 BL/110/55 Industrial development Limited 13/12/55 approval 1955 BL/112/55 Industrial development Approved 25/10/56 1957 BL/30/57 Advertisement Approved 25/06/57 1960 BL/69/60 2 Nissen huts Approved 20/09/60 1964 BL/2/64 Shed for sailing dinghies Approved 16/01/64 1964 BL/181/64 Industrial development of land Refused 10/12/64 1968 BL/40/68 Filling station car showroom Refused 02/04/68 1971 BL/220/71 OH and VG Cables Withdrawn - 1972 BL/410/72 Denbigh Sports Ground Withdrawn - 1973 BL/264/73 Advertisement Withdrawn 10/05/74 1973 BL/433/73 Terrapin building Approved 19/02/74 1974 BL/3/74 Terrapin building Approved 10/05/74 1981 MK/566/81ADV Four illuminated logo signs Approved 28/05/81 1982 MK/750/82ADV Advertisement board Approved 09/08/82 1982 MK/767/82 Extension to clubhouse and Approved 17/02/83 erection of floodlight pylons 1983 MK/953/83 Petrol filling station including Refused 17/11/83 pump islands, canopy underground storage tank and vehicular access. 1985 MK/157/85ADV Illuminated lettering and signs Approved 04/04/1985 1985 MK/491/85ADV Erection of three flag poles Approved 30/05/85 1986 MK/187/86 Rear extension to factory Approved 13/03/86 c.1980s - Mercury Motor Inn LPA record missing 1990 MK/403/90 Change of use from indoor Approved 28/06/90
L:\Development-Control\03-0866-FUL.doc bowls to indoor go karting 1990 MK/529/90ADV Erection of two illuminated Approved 26/06/90 letter signs and two logos 1990 MK/598/90ADV Erection of non illuminated Approved 18/09/90 directional hoarding signs 1991 MK/1376/91 Change of use of unit within Approved 12/02/92 indoor go karting building for retail use
1992 MK/16/92ADV Erection of internally Approved 11/02/92 illuminated fascia signs 1992 MK/1062/92ADV Erection of two internally Approved 27/11/92 illuminated box signs and two externally illuminated flag poles 1992 MK/1221/92ADV Internally illuminated free Withdrawn 21/05/93 standing gantry sign 1993 MK/64/93ADV Erection of internally Approved 01/03/93 illuminated fascia signs 1995 MK/529/95 Change of use from Refused 27/07/95 landscaping to surface area for use for additional car parking and outdoor go karting track 1996 MK/233/96 Construction of fast food Approved 28/08/96 restaurant on parking spaces (outline) 1997 97/943/MK Change of use from indoor Approved 08/10/97 karting to use class D2, assembly and leisure use to allow use as an indoor football centre 1997 97/1071/MK Externally illuminated Approved 04/11/97 elevation signs 1997 97/1168/MK Change of use to allow indoor Approved 16/12/97 karting 2000 00/2004/FUL Indoor go kart track Approved 24/01/1 2002 02/479/FUL Change of use from tenpin Refused 04/11/02 bowling allay (use class D2)
L:\Development-Control\03-0866-FUL.doc to a craft retail centre (use class A1) Note: The applications listed above are those that were determined by the Milton Keynes Council only
While not relating to this site, 03/01880/FUL was submitted on 24.10.2003 BY Tesco Stores Limited, for a redevelopment of the current Tesco/Matalan/Carpetright stores on Watling Street, Bletchley to increase the gross floorspace 6,584 sq.m. to 17,480 sq.m. in total, including a new Tesco food store of 10,221 sq.m. This application is undetermined. .
3.0 CURRENT APPLICATION
3.1 The proposals, which have been submitted in the form of a hybrid (part full, part outline) application, involve the comprehensive development of the site. They comprise six elements:
1) Multi-purpose sports and spectator events stadium and arena (including community hub and conference facilities). 2) Asda-Walmart retail supercentre. 3) Retail non-food store. 4) Petrol filling station. 5) ‘Media village’ (B1 space, hotel, health and fitness centre, restaurants). 6) Two drive-thru restaurants.
In addition, there is parking, access roadways and pedestrian/cyclist surfaces, and extensive landscaping.
3.2 Full permission is sought for items (1) to (4), and outline permission for items (5) and (6). Items (2) to (6) are put forward as the ‘enabling development’, intended to provide the funds required to develop the stadium/arena.
3.3 The Stadium would have capacity for 30,000 spectators for sporting events and 35,000 for spectator events, though it has been designed such that it would be capable of expansion to 42,000 for sporting events and 47,000 for spectator events in the future. Such expansion would need to be the subject of a further planning application, and is not for determination now. The seating areas are all roofed, but the pitch (which would be a permanent installation) would be open. The stadium is approximately oval in overall plan, with the auditorium being closer to rectangular, with curved corners.
3.4 It is intended that the Stadium would become the home of Wimbledon Football Club, who are now operating temporarily from the National Hockey Stadium. The business plan and the deal with the National Hockey Foundation which has enabled the Club to
L:\Development-Control\03-0866-FUL.doc move to Milton Keynes is understood to be predicated upon the Club being able to take up residency at the Stadium before the start of the 2005/2006 season.
3.5 In addition to the main auditorium, the Stadium would incorporate a performance arena: a self-contained, roofed space, located at the southern end of the complex. It would have the capacity to seat 6,500 people or up to 5,000 for sports events.
3.6 The Stadium would also house a ‘community hub’, comprising a children’s activity centre and learning centre. Conference facilities for 500 diners are also provided in the Stadium building along with a retail unit of approximately 420 square metres (gross floor area).
3.7 The stadium building has been designed as an ‘open’ and ‘permeable’ structure allowing views out of the building to the surrounding areas and glimpses in and through the building. In detail, within the stadium/arena the following facilities are proposed:
• 30,000 seat total capacity in football, rugby union and rugby league configuration, and 35,000 capacity in major concert mode; • Stages which can be laid out in various configurations, such as end stage for concerts and centre stage for boxing events; • Scoreboards, Video screens; • 68 suites; • Changing/Dressing/Locker facilities for various modes to be agreed; • General support facilities, including administrative offices, goods delivery, toilet accommodation, storage facilities, plant rooms, maintenance rooms, medical/first aid suites, control and security rooms; • Catering facilities including hospitality levels, dine and view restaurants, concourses and offices; • Press and media facilities – in agreement with latest codes (eg. FIFA & UEFA guide), Wimbledon Football Club administration offices and arena/stadium managers offices • Ticket offices • Merchandise shop • Community hub, including a learning centre with teacher study support and children’s activity centre • Facilities for disabled access.
3.8 The Asda-Walmart Supercentre would have a floorspace of approximately 13,990 square metres gross floor area (gfa). Modelled on the store that enabled the Commonwealth Games stadium in Eastlands, Manchester (now the home of Manchester City F C), it is a rectangular building of contemporary appearance,
L:\Development-Control\03-0866-FUL.doc intended to be used for the sale of both food and non-food goods. The petrol filling station (located close to Bletcham Way) would be operated by the supercentre operator.
3.9 The non-food store (designed primarily with a view to occupation by a DIY retailer) would have a floor area of 10,410 square metres (gfa) and would also have a garden centre of 2,787 square metres (gfa) and a bulky materials store of 1,858 square metres (gfa).
3.10 The ‘media village’ comprises business space (Class B1: office/light industry/research & development) of 24,850 square metres (gfa), together with a 200 bedroom hotel, a health and fitness facility of 2,485 square metres (gfa) and restaurants totalling 1,495 square metres (gfa). This part of the development is submitted in outline, but illustrative drawings indicate a series of 3 to 4 storey buildings of rectangular or L-shaped plan. The built form would include a series of different floor levels to respond to the existing contours and proposed infrastructure. It is envisaged that the Media Village and associated development would be a high quality development providing a suitable gateway statement to the northwest corner of the site.
3.11 Two freestanding drive through restaurants of approximately 250 and 350 square metres (gfa) also form part of the proposal. They would be located close to Bletcham Way.
3.12 It is proposed that the whole development other than the media village and drive through restaurants would be developed as a single main phase.
3.13 The proposed stadium/arena, retail supercentre and non-food retail unit are sited in a staggered line running approximately north-west to south-east. All their main entrances face a pedestrian spine that runs from a crossing of Bletcham Way, parallel with and close to the frontage of the Asda-Walmart Supercentre, directly towards the entrance to the arena/community hub, then merges into the pedestrian circulation area around the stadium.
3.14 A new signalised junction is proposed on Grafton Street to serve the Stadium/Arena and Media Village which links via an internal “loop” road to a “left in/left out” junction on to Saxon Street. A signalised junction would replace the existing Granby roundabout on Bletcham Way to provide access to the retail supercentre and link to a “left in/left out” junction on Saxon Street by means of an internal loop road. Managed gated access points are provided between these two internal loop roads to give flexibility and assist traffic management at peak times. The principal vehicular access to the non-food store would be via a new traffic signal controlled junction on Bletcham Way between Granby Roundabout and Denbigh Roundabout. The provision of a traffic signalised junction at this location, with pedestrian/cycle phases incorporated into the phasing
L:\Development-Control\03-0866-FUL.doc of the signals, would facilitate pedestrian and cycle crossing of Bletcham Way to complement the existing subway facility.
3.15 Provision has been made for a further vehicle access from Bletcham Way, which would provide access/egress for buses and taxis.
3.16 A number of secondary vehicle accesses into the site are proposed from Saxon Street. These include:
• A left in/left out junction with signalised right turn in from Saxon Street for buses only, providing access to an area of land adjacent to the stadium car parking area which is identified as the coach parking area for stadium events and has the potential to operate as a park and ride facility at other times. • A left-in/left-out junction between the stadium and the Asda- Walmart Supercentre providing access to an employee car park and entry for buses and taxis. This junction provides the opportunity for managed access/egress from both the stadium and Asda-Walmart Supercentre car park on major event occasions, and provides an emergency access for the site generally. • A left-in/left-out junction providing access to the Asda-Walmart Supercentre and non-food store service areas and also, potentially, by means of signalised ‘bus gate’, providing a right turn entry into the site for buses only.
3.17 The existing public highway across the site (Goslington) would need to be closed.
3.18 Four existing Redway connections into the site would be retained as part of this proposal. These Redways would connect to a hierarchy of footpaths linking all the main entrances and provide pedestrian related spaces around the stadium/arena. The central axial footpath, to be known as ‘The Approach’, is an important structural element and provides, via a new at-grade crossing, an important link to the rest of Bletchley. Redways are red macamite to normal standards. A range of blockwork types and colours will be selected for other footpaths to indicate hierarchy and places of emphasis.
3.19 A total of 1944 car parking spaces, including 163 spaces for special needs, are located adjacent to the stadium. There would also be 87 coach parking spaces. A further 820 car parking spaces, including 55 spaces for special needs, are to be proposed adjacent to the Asda-Walmart Supercentre and a further 535 (28 spaces for special needs) adjacent to the non-food retail store. Adjacent to the media village to serve the offices and hotel would be a further 615 spaces, including 36 spaces for special needs. It is assumed that there would be a degree of sharing between the various uses. The restaurants would together have 50 spaces.
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3.20 Initially it was proposed to remove all of the existing landscape and other semi-natural features presently on the site to accommodate the new buildings, roads and parking areas. A new landscaping scheme including planting and water areas would be implemented. Following negotiations it is now proposed to retain a number of landscape features in the proposed scheme, including some existing hedgerows, trees and wetland areas.
3.21 An Environmental Statement was submitted with the application. Additional supporting documents include a Design Statement, an Enabling Development Report and a report addressing the community impact of professional football in Milton Keynes. This was supplemented by the submission of further information on 17th and 30th September and 11th November 2003.
3.22 The applicant has submitted a draft S106 agreement in support of the application which covers (amongst other things) provision of off- site transportation improvements; facilitation of regenerative projects in Bletchley Town Centre; and the provision of new recreation facilities to compensate for those displaced from the site.
3.23 Discussions on the content of the draft Section 106 agreement, including financial contributions towards the provision of relevant infrastructure and facilities off-site, have been taking place since the application was submitted and will be referred to later in this report.
4.1 MAIN ISSUES
4.2 Whether or not the development would accord with national planning policy guidance PPG6 (Town Centres and Retail Developments), PPG13 (Transport) and PPG17 (Sport and Recreation), the Adopted Milton Keynes Local Plan and the Milton Keynes Local Plan Second Deposit Version, and the relative weight which should be attached to each.
4.3 Whether or not the development would comply with the site specific policy L13 in the Milton Keynes Local Plan (Second Deposit Version), and in particular:
(i) Whether it would produce significant social and economic benefits to Bletchley and the remainder of the Borough of Milton Keynes. (ii) Whether or not it would significantly undermine the vitality and viability of Bletchley Town Centre. (iii) Whether or not the proposed replacement recreational facilities are adequate to replace those lost by the site’s development. (iv) Whether of not the transport arrangements are satisfactory both in terms of safety and convenience.
L:\Development-Control\03-0866-FUL.doc 4.4 The effect of the development on environmental sustainability both in terms of built development, transport and ecological effects.
4.5 Whether or not the development would make a positive contribution to the visual quality of the locality.
5.0 PLANNING POLICIES
The following policies are of most relevance to the consideration of the planning application:
National Policy: PPG1 General Policy and Principles PPG6 Town Centres and Retail Developments Parliamentary Statement dated 10.4.2003 PPG13 Transport PPG17 Sport and Recreation
Buckinghamshire County Structure Plan 1991 – 2011 Adopted 1996 The following Policies are relevant to this application:
Economy and Employment E1 Major Employment areas E2 Other Significant Employment areas
Transport TR1A Traffic in Towns and Villages TR1B Targets TR2 Milton Keynes TR3 Urban Highway Schemes TR4 Parking in Towns TR6 Ameliorating the Impact of New Roads TR8B The County Council’s objectives for Highway Investment TR13 Bus Services TR14 County Rail Network TR15 Re-Opening/Restoration of Rail Lines for Passenger and Freight services TR16 Integration of Bus and Rail Services TR17 Pedestrian Routes and Bridleways TR18 Cycling TR19 Strategic Cycle Routes TR20 Road Safety
Shopping S1 General Requirements S2 Retail Hierarchy S3 Central Milton Keynes
L:\Development-Control\03-0866-FUL.doc S5 Out of Centre Shopping Developments
Town Centres TC1 Strengthening the Vitality and Viability of Town Centres TC2 Major Development Proposal in Town Centres TC3 Major Non-Retailing Development Outside Town Centres
Landscape LS1 Protection and Enhancement of the Landscape
Nature NC1 Protection of the Key Sites NC2 Minimisation of Development Impacts NC3 Management and Enhancement
Sports and Recreation SR1 General Policy SR3 Other Sports and Recreation SR4 Dual use of County Council Facilities
Energy EN1 Energy Conservation EN2 Renewable Energy
Water W1 Protection of water Resources W2 Protection of the Water Environment W6 Surface Water Run-Off
Pollution P1 The Precautionary Principle P2 Noise Sensitive Developments
Infrastructure IN1 Balancing New Development with Necessary Infrastructure
Environment Assessment EA1 Provision of Information About the Environmental Effects of Development.
Adopted Borough of Milton Keynes Local Plan (1995) The following policies are relevant to various degrees: Policy LR2 Protection of Existing Recreation and Open Space, and Recreation and Leisure Facilities Policy LR4 Recreation and Open Space Standards
L:\Development-Control\03-0866-FUL.doc Policy LR5 Proposed New Outdoor Facilities Policy LR8 Informal Countryside Recreation Policy LR17 Visitor Accommodation Policy LR18 Sites for Hotels in Milton Keynes City Policy EM1 Milton Keynes City: Protection of Employment Land Policy EM2 Milton Keynes City: Sites Allocated for Employment Policy DC1 Impact of Development Proposal on Locality Policy DC2 Impact of Development Proposal on Site Policy DC3 Scale and Character of Development Policy DC5 Landscaping Policy AM2 Primary Distributors Policy AM3 District Distributors Policy AM8 Highway Reservations Policy AM9 Design Standards for New Roads/Accesses Policy AM10 Off-site Highways Works Policy AM11 Roadside Services Policy AM12 Parking Provision Policy AM18 Public Transport Provision and New Development Policy SH2 Bletchley and Wolverton District Centres Policy SH8 Retail Warehousing Policy SH10 Major Retail Proposals on Non-Allocated Sites Policy DC22 Sites of Importance for Nature Conservation
Milton Keynes Local Plan, Second Deposit Version (2002) Policy L13 Multi-purpose Sports and Spectator Events Stadium is of most obvious relevance. However, the following policies are also relevant to varying degrees: Policy TC14 Bletchley town centre Policy TC15 Bletchley town centre Policy TC16 Bletchley town centre Policy TC17 Bletchley town centre Policy L2 Protection of Public Open Space and Existing Facilities Policy L4 Sites Allocated for New Facilities
L:\Development-Control\03-0866-FUL.doc Policy L9 Arts, Entertainment, Tourism and Commercial Leisure Facilities
Policy D1 Impact of Development Proposals on Locality Policy D2A Design of New Development Policy D2 Design of Buildings (New Development) Policy D4 Sustainable Construction Policy T1 The Transport User Hierarchy Policy T2 Access for those with Impaired Mobility Policy T3 Pedestrians and Cyclists Policy T4 Pedestrian and Cyclists Policy T5 Public Transport Policy T6 Transport Interchanges Policy T7 Park and Ride Policy T9 The Road Hierarchy Policy T10 Traffic Policy T11 Transport Assessment and Travel Plans Policy T14 Roadside Services Policy T15 Parking Provision Policy R1 Major Retail Proposals Policy R2 Retail Warehousing Policy R4 Forecourt Shops at Petrol Filling Stations Policy NE1 Nature Conservation Sites Policy NE3 Nature Conservation Enhancement Policy NE4 Conserving and Enhancing Landscape Character Policy HE1 Protection of Archaeological Sites Policy S5 Central Milton Keynes Policy S6 Bletchley Policy CC5 Office Development Policy PO1 Planning Obligations - General Policies Policy PO2 Planning Obligations - General policies
L:\Development-Control\03-0866-FUL.doc 6.0 CONSULTATIONS 6.1. Highways Agency confirms that following consultations with the applicant’s traffic consultants in June, it had been hoped that the Highways Agency would be in receipt of a supplementary Transport Assessment addressing the concerns of the Highways Agency. However this is not the case and as such a form TR110(2) is submitted by the Highways Agency which includes a holding direction valid until 7th February 2004. This directs that the planning authority shall not grant permission for this application for the time period given. The reason for the direction is that there is insufficient information presently available to the Secretary of State to determine whether the proposed development would generate traffic on the trunk road to an extent that would be incompatible with the use of the trunk road as part of the national system of routes for through traffic in accordance with Section 10(2) of the Highways Act 1980, and with safety of traffic on the trunk road.
6.2. Environment Agency wish to make the following advisory comments:
Drainage/Conservation: Any culverting or works affecting the flow of a watercourse requires the prior written consent of the Environment Agency under the terms of the Land Drainage Act 1991/Water Resources Act 1991. The Agency seeks to avoid culverting, and its consent will not normally be granted except as a means of access. Suitable mitigation for the loss of habitat must be considered. The mitigation suggested in this application is to create two new ponds, but no detailed information is provided on design of these ponds or the surrounding terrestrial habitat to enable a judgement to be made on whether or not the habitat creation will be successful. Although the Environmental Statement provided with the application states that an Ecological Management Plan will be produced prior to construction, it would have been desirable to have more information at the planning stage in case for example there is not enough terrestial habitat in the vicinity of the ponds but planning permission has already been granted.
It is very disappointing and concerning that mitigatory habitat for amphibians will only be created and the amphibians moved to it if it fits with the construction schedule as stated in the Environmental Statement. No explanation is given as to what will happen to the smooth newts, common frogs and common toads that currently inhabit the existing ponds if the construction schedule doesn’t allow creation of new habitat first. No consideration is given to the fishery at Mount Farm Lake in the environmental statement.
On site surface water attenuation will be required. The balancing volumes stated in the Environmental Statement, do not make any allowance for dilapidation. The balancing volumes will need to be revised, however, this may be dealt with at the detailed design stage. All drainage systems must be adopted or demonstrate their maintenance will be formally established in perpetuity with the development.
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Pollution Prevention: Surface water drainage from under the canopy forecourt areas and refuelling /delivery points, of the petrol filling station must pass through a full retention Class 1 oil/petrol separator. Full details of the underground storage tanks/pipework should be submitted. Any vehicle wash water including steam-cleaning effluent should be contained in a sealed vessel and either recirulated or disposed of off- site. Any facilities, above ground, for storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by impervious bund walls. Only clean, uncontaminated surface water, should be discharged to any soakaway, watercourse or surface water sewer.
A second letter from the agency, written after receipt of further information supplied by the applicant in September, reiterated the need to retain the wetland areas and adjacent corridor habitats or at least to create a new habitat on site and transfer the resident amphibians before destroying the existing ponds. Any further comments from the agency in response to the further information submitted in November will be reported separately.
6.3. Buckingham and River Ouzel Internal Drainage Board confirm that they have no objections to make on the application.
6.4 English Nature has the following comments:
Wildlife Sites and Corridors: Concern is expressed about the potential effects of the development on the Mount Farm Lake SINC site. Environmental Statement recognises that run-off from the Stadium site may reach the lake via the stream. This could impact on both water quality and on water level at the Mount Farm Lake wildlife site, both of which could be damaging to the SINC. There is potential for pollution and disturbance during construction through dust, noise, and accidental spillages on site. It is therefore strongly recommended that appropriate mitigation is employed to remove or minimise these effects. Construction noise could be particularly disturbing to breeding birds, although it is accepted that background noise level already includes traffic from Saxon Street.
Concern is also expressed on the fact that the development will result in the loss of wildlife corridors within the site boundary, which are protected within the Local Plan. In a heavily urbanized area such as Milton Keynes they are important routes for movement and dispersal of species, and may function as valuable foraging areas. English Nature would like to see the wildlife corridor incorporated into the masterplan, or provision of a suitable alternative to provide the same or similar function.
Protected Species: No objection to the conclusions reached on protected species. The buildings will need to be rechecked for bats prior to demolition. It would be preferable to retain existing ponds, scrub and
L:\Development-Control\03-0866-FUL.doc hedgerow habitat within the site, although the site plans suggest that this would not be feasible.
UK BAP Species: Environmental Statement states that there are a small numbers of UK BAP bird species likely to be breeding on the site, which are fairly widespread and therefore any loss of breeding habitat is of only local significance. However it is incremental loss of breeding habitat, which threatens these birds. If habitat cannot be retained within the site masterplan, suitable compensatory habitat should be created elsewhere.
Other Matters: On a development of this scale, it would be nice to see greater emphasis on the opportunities for biodiversity gain, both through management of existing habitat and new planting. It is noted that some planting of native species is proposed, but there needs to an agreement to secure appropriate management of these areas in the longer term. The intention to compensate for the wet woodland, which would be lost, is welcomed provided that this compensatory habitat will be of a similar type, and of similar or greater value to that lost. With the regards to the bat survey report, the supervised felling of certain trees by a bat ecologist is welcomed and that should bats discovered during felling, the supervising ecologist should advise on appropriate action.
Again English nature have been consulted on the most recent amendments and submission of additional information and any response will be reported separately.
6.5 The Countryside Agency confirms no formal representations to make on this application.
6.6 Federation of Stadium Communities (FSC) comments that as a general principle, the FSC believes that those living and working in the shadow of established or propose stadia should be an integral part of the planning process, as well as being involved with the monitoring of the effects of the stadium operation. To this end, FSC would encourage all those involved to note the recent recommendations of the Greater London Authority, in relation to stadia in the capital, which have applicability nationwide. Their ‘Away From Home: Scrutiny of London’s Football Stadiums’ report outlines a number of ways in which professional sports clubs should engage with local communities, in order to fulfil their duties as good neighbours, minimising event day disruption, and encouraging the use of stadia as community resources. The report: