APP 01

Application Number: 14/02799/FUL

Redevelopment of site to provide 73 dwelling units with associated car parking and new access from North Road (amended)

AT North Crawley Road, , MK16 9TG

FOR Bellway Homes Ltd (North Home Counties)

Target: 18th March 2015

Ward: Newport Pagnell South Parish: Newport Pagnell Town Council

Report Author/Case Officer: Nicola Wheatcroft Contact Details: 01908 253238 [email protected]

Team Leader: Sarah Evans Team Leader Strategic Applications Team Contact Details: 01908 253326 [email protected]

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

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

1.2 The Site

The site comprises 1.98 hectares of employment land on a small commercial estate on the eastern edge of Newport Pagnell. The site, now cleared, consisted of a group of warehouse buildings and a brick office block (Newport House) all with on-site parking, served from a shared access to North Crawley Road adjacent to its junction with Tickford Street. The site lies in a mixed use area of residential and commercial/employment uses.

1.3 The site is a distorted rectangle in shape and adjoins the Newport Pagnell household and commercial waste site to the eastern boundary; the northern boundary adjoins farmland whilst the western boundary adjoins two storey commercial buildings located within Vantage Court behind whilst the northern section of the western boundary adjoins residential bungalows in The Canons. To the southern boundary the site fronts North Crawley Road extending along the junction, for a short length with Tickford Street. The junction of these two roads is controlled by a mini-roundabout with an uncontrolled pedestrian crossing to the front of the site. Opposite are two storey dwellings, whilst Renny Park Estate is located opposite the site on North Crawley Road. An electricity sub-station is located on the site, accessed from Tickford Street and a footpath straddles the northern boundary. All boundaries are planted with trees and other planting with a more extensive treed area on the northern boundary with the adjoining farmland. The eastern boundary with the adjacent recycling centre is planted with mature trees and the western boundary comprises of mesh fencing inter-planted through to the first section of the boundary after which it converts to fencing and conifer planting.

1.4 The Proposal

This application seeks the redevelopment of the site for residential use with a total of 73 dwellings proposed (at a density of 37 dwellings per hectare) with a combination of apartments and a mix of house types and sizes, including terraced through to detached dwellings, with 30% affordable housing being proposed.

1.5 Access is proposed to be taken off the North Crawley Road/Renny Park Road roundabout and comprises a single major street which serves the development and terminates at the northern end of the site in a turning head. This road is sized to accommodate a bus route. A redway is proposed along the site frontage but without being connected beyond the site boundaries.

1.6 Internally the site is laid out in a series of cul-de-sacs and dwellings and apartments are located to front the main road and side streets. Dwellings and apartments front or are positioned side on to Tickford Street and North Crawley Road and are set behind a planted verged area with footpath links through to the development from the main roads. Within the site the houses extend to the side boundaries with a planted and treed buffer to the eastern boundary separating the site from the recycling facility adjacent.

1.7 The apartments and dwellings range between two and three storeys in height, including rooms in the roof space and are proposed to be constructed in brick and rendered or painted elevations under pitched tiled or fibre-cement slate roofs. Parking takes the form of predominantly on-plot parking with some grouped parking and a small element of grouped tandem parking. A 4 -4.5 metre high acoustic fence is proposed to separate the development from the recycling facility.

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

2.1 National Policy

National Planning Policy Framework paragraphs:

Paragraph 4: Accordance with Development Plan Paragraph 14: Presumption in Favour of Sustainable Development Paragraph 17: Core Planning Principles Paragraph 22: Employment Sites Paragraph 29: Promoting Sustainable Transport Paragraph 37: Policies should aim for a balance of land uses in an area Paragraph 48: Windfall Sites Paragraph 50: Affordable Housing Paragraph 58: Design Paragraph 60: Planning should not impose architectural styles or tastes Paragraph 69: Creating healthy and inclusive environments Paragraph 93, 99-103: Meeting the challenge of climate change and flooding Paragraph 98: Sustainability Paragraphs 109 & 118: Natural Environment Paragraphs 120 -124: Pollution and Contamination

2.2 Local Policy

Core Strategy CSA: Presumption in Favour of Sustainable Development CS1: Development Strategy CS2: Housing Land Supply CS8: Other Areas of Change CS9: Strategy for the Rural Areas CS11: A Well Connected Milton Keynes CS12: Developing Successful Neighbourhoods CS13: Ensuring High Quality, Well Designed Places CS18: Healthier and Safer Communities CS21: Delivering Infrastructure

Adopted Milton Keynes Local Plan 2001-2011(Saved Policies) S1: General Principles D1: Impact of Development Proposals on Locality D2a Urban Design Aspects of New Development D2: Design of Buildings D4: Sustainable Construction NE3: Biodiversity and Geological Enhancement T1: Transport User Hierarchy T3 & T4: Pedestrians and Cyclists T5: Public Transport T9: The Road Hierarchy T10: Traffic T15: Parking Provision T17: Traffic Calming EA4A: New Strategic Reserves H2: Priority Housing Requirements H3 & H4: Affordable Housing incl Thresholds H7: Housing on Unidentified Sites H8 & H9: Housing Density and Mix E1: Protection of Existing Employment land L3: Standards of Provision PO1: General Policies PO4: Percent for Art

Supplementary Planning Guidance

Parking Standards (Jan 2005) and Addendum (2009) Education Facilities SPG (2004) Leisure, Recreation and Sports Facilities (2004)

Supplementary Planning Document

Sustainable Construction (April 2007) Affordable Housing (March 2013) Social Infrastructure (2005) New Residential Development Design Guide (April 2012)

Newport Pagnell Neighbourhood Plan

Newport Pagnell Neighbourhood Plan is an emerging Neighbourhood Plan which has been submitted to the Council (July 30) for publication. The publicity period closed on 18th November 2015 and Examination is expected early in the New Year. The Neighbourhood Plan is afforded significant weight as it has been through the publicity period.

The emerging Neighbourhood Plan identifies the application site and adjacent land, including the recycling facility and farmland to the rear, Tickford Fields Farm Strategic Reserve Site and Tickford Fields Farm East as a potential large Scale housing development area.

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

3.1 1. The acceptability of the principle of development in terms of sustainable location of the site, and the need for housing as a result of the need to consolidate the Councils five year land supply. Also in relation to the loss of employment land. The site is located within the urban area of Newport Pagnell and Saved Policy H7 (Housing on Unidentified sites) of the Milton Keynes Local Plan 2001 - 2011 is of relevance. Furthermore the site is part of the allocated strategic reserves in the Local Plan (Policy EA4A).

2. The acceptability of the design and layout, in relation to urban design matters and the context of the locality. The layout complies with the requirements of Policy CS13 of the Core Strategy, policies D2, D2A of the Milton Keynes Local Plan 2001 - 2011 and the New Residential Development Design Guide Supplementary Planning Document.

3. The relationship of the proposed development to neighbouring uses, the recycling facility and office block and sub-station and whether an acceptable standard of residential amenity can be achieved for future occupiers. Careful consideration has been given to the relationship of the application site and the adjoining Household Waste Site. On balance it is concluded that whilst the relationship between the two uses is not ideal however the mitigation measures proposed are adequate to ensure that the residential amenity of the proposed dwellings will not be adversely affected to a significant degree.

4. Highways and parking matters, including the provision of a redway to the site frontage, retention of a footpath link at the rear of the site, access into and through the site, with potential to link through to the land to the rear of the site (Strategic Reserve land). Proposed alterations may also be required to the existing roundabout to the front of the site.

5. S106 obligations including affordable housing and off-site contributions.

6. Status of the emerging neighbourhood plan in relation to the proposed development site.

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

4.1 It is recommended that planning permission be approved subject to the completion of a S.106 legal agreement to secure the contributions set out in Paragraphs 5.25-5.28 and subject to the conditions at section 6 of this report.

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

5.1 The National Planning Policy Framework and Housing Supply

In respect of strategic housing land supply within the Authority Paragraph 49 of the NPPF states that:

‘Relevant policies for the supply of housing should not be considered up-to-date if the local planning authority cannot demonstrate a five-year supply of deliverable housing sites.’

5.2 In this regard, it has been accepted by the Council that it is unable to meet this requirement and for this reason the Council must rely upon the provisions of Paragraph 14 of the Framework to consider the submitted application. This states that:

“… at the heart of the National Planning Policy Framework is a presumption in favour of sustainable development…. Where the development plan is absent, silent or relevant policies are out-of-date” the Council must grant permission unless:

“any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or

specific policies in this Framework indicate development should be restricted.”

The starting point for the determination of this application is the fact that Authority does not have a 5 year housing land supply, and the proposed development would contribute towards meeting the housing needs of present and future generations. An assessment must therefore be made as to whether the proposal can be considered to be sustainable development in terms of the economic, social and environmental roles as set out in the NPPF. The Council’s Housing Trajectory assumes housing could be delivered on this site from 2016/17 based on developer intelligence.

5.3 Sustainable development

The site is located within the built up area boundary of Newport Pagnell, within an area indicated for large scale residential development in the future as part of the Strategic Reserve designation in the Local Plan. The site is close to public transport links, and facilities and services within the town, and therefore occupies a sustainable location.

5.4 As will be elaborated on later in this report, in terms of social issues, the development would provide additional dwellings to meet a recognised authority wide need as well as providing a contribution towards enhancing and improving the appearance of vacant employment site, for the benefit of the whole community.

5.5 In terms of economic issues, the construction activities associated with the development would potentially generate employment opportunities for the local community, and have associated benefits for local services and suppliers. In the longer term the development would also support the local economy in terms of the use of local shops, services and facilities, and potentially result in a significant level of new investment in the town.

5.6 Overall, having weighed these matters, it is considered that the development would meet to the definition of sustainable development and therefore would comply with the provisions of paragraph 14 of the NPPF as the adverse impacts of the development would not significantly and demonstrably outweigh the benefits. The reasons for this conclusion are set out in more detail in the remainder of the key issues in this committee report.

5.7 The site is also a brownfield one and is in line with the strategic housing policies of the Local Plan Review. It is nevertheless necessary to have regard to the provisions of the NPPF and other material considerations before reaching a conclusion on the principle of development.

5.8 In particular Members need to be mindful of the following:

. The presumption in favour of sustainable development as set out in the NPPF which represents the most up to date Government policy on housing development. . The conclusions reached regarding the sustainability of the site as set out in this report.The proposal is not considered to be premature.

Having regard to all the above matters in this section of the report and after balancing the weight to be attributed to each matter, I am satisfied that the principle of residential development on this site should be supported.

5.9 Loss of the Employment Use The site is identified on the Milton Keynes Local Plan 2001 – 2011 Proposals Map as employment land and is therefore considered under saved Policy E1 of the Milton Keynes Local Plan 2001 - 2011 which seeks to protect and retain employment land in the Milton Keynes administrative area unless there would be no conflict with existing or potential neighbouring uses and the use would not significantly reduce the provision of local employment opportunities.

5.10 The site prior to clearance contained an office building and freestanding warehouse units all of which have been removed. The locality comprises commercial and residential development. The application is supported by a Marketing Exercise which seeks to demonstrate that the loss of the site for employment purposes will not adversely affect the overall supply of employment land in Milton Keynes. The Council has assessed report and is satisfied that the redevelopment of this site would not result in the loss of important employment land nor would compromise the Council’s economic development policies. The principle of development is not considered to raise any Local Plan Policy issues and is accepted.

5.11 Saved policy H7 of the Milton Keynes Local Plan 2001 – 2011 states that housing on unidentified sites are assessed against the following criteria:

i) Whether the site has been previously developed ii) Whether any buildings on the site are empty or under-used and suitable for conversion to residential use iii) The location and accessibility of the site to jobs, shops and services by means other than the car, and the potential for improving such accessibility. iv) The compatibility of housing development with existing land uses in the surrounding area v) Whether there is sufficient capacity in existing infrastructure, including water supply, drainage and other utilities, and community facilities (such as schools and health facilities) to serve the proposed development vi) Whether there are any physical and environmental constraints, such as 5.12 contamination, noise and flood risk, affecting the site.

The application site has been previously developed and is currently cleared so there are no buildings suitable for conversion. It is located within a mixed area with some residential properties, commercial activities, schools and a swimming pool within the immediate vicinity. Together with a range of shops in the High Street within walking distance. There has sufficient capacity in existing infrastructure to accommodate the proposal and S.106 contributions will be made to mitigate the impact of the development in terms of school places and health facilities. The site is located adjacent to a household waste site, which can be a noisy activity. The applicant has undertaken noise surveys and proposed mitigation measures which will help to minimise any noise issues on residents of the proposed development. This matter is discussed in more detail in paragraphs 5.16 – 5.19 below. Overall it is considered that the proposed development complies with the requirements of saved Policy H7 of the Milton Keynes Local Plan 2001 – 2011.

5.13 The acceptability of the design and layout, in relation to urban design matters and the context of the locality.

The proposed layout has been the subject of detailed discussion and is predicated on the Town Council’s view that access into the site should extend into the rear of the site to enable access onto the strategic reserve area to the rear. The layout has been derived from this with the highway sized to accommodate a potential bus route in the future. Within the development are a series of shared surface cul-de-sac mews streets. A planted buffer area is proposed along the eastern boundary separating the site from the adjacent waste facility. Car parking is provided either on-plot or grouped and bike stores are also proposed.

5.14 The buildings are shown up to three storeys in height with front corners positioned with 3 storey key buildings fronting North Crawley Road and wrapping round into Tickford Street. The size of the units varies from 1 and 2 bed apartments and ‘flats over garages’ (FOG’s) to two –four bed houses in detached and terraced arrangements. The design of the dwellings is traditional with brick and small areas of render with more contemporary design fronting North Crawley Road reflecting the modern development opposite whilst within the site a more traditional approach to house design is introduced. Dormer windows and chimney stacks/pots are provided on the dwellings. The majority of the development is two or two and a half storey in height with the apartment blocks three storey and a limited number of three storey dwellings. The overall design of the houses is considered reflective of the traditional Victorian and Edwardian appearance of development in Newport Pagnell and the affordable housing does not differentiate from the market housing in appearance.

5.15 The layout to North Crawley Road and which laps around Tickford Street is arranged as three storey key buildings either end of the frontage interspersed with detached dwellings. Within the site a traditional layout arrangement approach has been undertaken with houses fronting the roads with minimal set backs and laid out in pairs of dwellings with linked garages/carports to provide a continuous frontage to the street. Houses positioned to the eastern side of the site are separated from the waste facility by a road and planted buffer to the front of a 4 -4.5 metre high acoustic fence. The overall design of the layout and built development design is considered acceptable in urban design terms and is considered to provide a reasonable frontage to North Crawley Road which is varied in terms of its appearance and the scale of adjacent buildings both residential and commercial. There is therefore no over-riding defining design character to this part of North Crawley Road. It is considered that the proposal would respect the requirements of both the Core Strategy policy CS13 and saved Milton Keynes Local Plan 2001 – 2011 policy D2A together with the New Residential Development Design Guide Supplementary Planning Document.

5.16 The relationship of the proposed development to neighbouring uses, the recycling facility and office block and sub-station and whether an acceptable standard of residential amenity is achieved for future occupiers.

The site is located adjacent to a household waste site, which has potential noise implications for the residents of the eastern part of the site. The application is supported by a noise assessment and the Environmental Health Officer (noise) has analysed the assessment in depth. He has raised concerns that activities at the recycling which include the use of noisy equipment could have an adverse impact on the amenities of the residents of the development. The noise levels could potentially be significant and up to 7 days a week.

5.17 The National Planning Policy Guidance (NPPG) states:

‘The potential effect of a new residential development being located close to an existing business that gives rise to noise should be carefully considered. This is because existing noise levels from the business even if intermittent (for example, a live music venue) may be regarded as unacceptable by the new residents and subject to enforcement action. To help avoid such instances, appropriate mitigation should be considered, including optimising the sound insulation provided by the new development’s building envelope.’

5.18 Following detailed discussions with the applicants, the noise assessment has been updated and the scheme amended. The alterations include moving the housing away from the east boundary by relocating the road to adjacent to the boundary. Also minimising windows and opening is the houses and flats facing the eastern boundary. A 4 - 4.5 metre high acoustic fence will extend along the boundary, this will help to substantially reduce the transfer of noise from the waste site to the housing development. In addition all properties with elevations facing the eastern boundary will have mechanical ventilation, thereby reducing the need for windows to be open. There may be a degree of noise disturbance to users of the rear gardens of these houses but houses themselves act as a buffer helping to reduce noise levels. The Environmental Health Officer has confirmed that following the amendments to the scheme there will be no statutory noise nuisance issues for the residents of the development.

5.19 The application was deferred from the last Development Control Meeting in November in order that an odour report could be submitted. The purpose of the document was to ensure that that there would be no adverse impact on the amenity of the residents of the proposed development as a result of the activities of the adjacent recycling site from smell. This has subsequently been submitted and the Environmental Health Officer has assessed it. He notes that no predictive modelling has been done but agrees with the conclusion that the Civic Amenity site presents a low odour risk.

Overall, the introduction of a new housing development adjacent to a waste recycling is not ideal because of the potential for noise and odour problems. The applicant has attempted to mitigate potential noise problems and conflicts. It is considered that the mitigation measures are acceptable in principle and more details will be sought through the imposition of a condition on any planning permission. With regard to odour related issues, this is considered to be a low risk matter and therefore there is unlikely to be any significant impact on the residents of the development. It is therefore considered that on balance the scheme is acceptable from the noise and odour perspectives.

5.20 Highway Matters

The Highways Engineer has accepted that the traffic arising from the proposed development can be accommodated on the local highway network when considered as a standalone site. This has been resolved as the applicant has verified that the existing roundabout can accommodate circa 1200 dwellings on the Tickford Fields site. Members are advised that the current application needs to be considered on its merits at the present time. The application has allowed for some future proofing as the application has an access road which enters the site and could be extended in due course to allow access to Tickford Field. The applicant has agreed to transfer over the land at the end of the access road to the Council to ensure access can be provided to the adjacent site in due course if needed, this will be covered in the S.106 legal agreement.

5.21 The existing roundabout and access off it into the site has been the subject of a stage 1 road safety audit. As a result changes to the roundabout will be required as part of the development and the applicant has agreed these in principle.

5.22 The proposed parking provision for the development is in line with the Addendum to the Parking Standards For Milton Keynes Supplementary Planning Guidance. The layout of the parking area to the rear of flats 55-65 is not ideal in terms of the location of spaces and surveillance. A condition should be imposed on any planning permission to require more details on this to ensure an optimum layout is provided.

5.23 A redway is now proposed along the frontage of the site to the north of North Crawley Road. This is in line with the Highway Engineers and Town Councils requirements to ensure that the site is integrated fully into the local area. This matter will be secured by a legal agreement.

5.24 S106 Matters

Following detailed discussions during the consideration of the planning application, an acceptable S.106 package has been agreed consisting of: 30% Affordable Housing (25% Affordable Rent (22 units) of which 5% is at a level broadly equivalent to Social Rent and 5% Shared Ownership). This is in line with the Councils Supplementary Planning Guidance on Affordable Housing.

In addition the following contributions have been agreed with the applicant which are also SPD Compliant:

Social Infrastructure Contribution

Library £19,694.07 Adult Continuing Education £9,349.71 Crematorium/Burial Grounds £7,957.20 Health Facilities £136,267.05 Waste Management £22,479.09 Social Care - Day Care £4,774.32 Social Care - Older Persons Housing £29,242.71 Emergency Services £4,376.46 Voluntary Sector £16,511.19 Inward Investment £16,511.19 Public Art - 1% rest of Borough £67,220.00 Waste Receptacles £7,300.00

Leisure Recreation & Sports Contribution

Playing Fields Provision & Maintenance £270,434.87

Local Play £62,662.95

Local Play Maintenance £44,560.32

Neighbourhood Play £59,679.00

Neighbourhood Play Maintenance £76,389.12

Swimming Pool £25,222.99

Education Contribution Early Years £47,466.46 Primary pupils £234,540.15 Secondary pupils £252,434.29 Post 16 pupils £54,754.01

This gives a total contribution of £1,469,827.15 which equates to £20,134.62 per dwelling (plus carbon offsetting).

5.25 On top of the contributions listed above:

The applicant has agreed to the provision of a redway link to the front of the will be provided and The securing of a highway reserve to the north of the site to provide access to Tickford Fields if needed at nil cost to the Council.

The above S.106 provisions are in line with the Councils Supplementary Planning Guidance/Documents on Planning Obligations and will mitigate the impact of the development on the local environment. The provisions are all considered to be CIL Regulation 122 compliant and meet the Statutory Tests for Planning Obligations, and Regulation 123 compliant as no other obligations have been entered into in Newport Pagnell for the infrastructure projects identified since April 2010.

5.26 Neighbourhood Plan

The Newport Pagnell Neighbourhood Plan was submitted in July 2015. The policies of the emerging plan it has significant weight as it has passed the Local Authority publicity period. In this instance the main issue appears to be whether the proposed development should be brought forward later concurrently with the Tickford Fields Site. As the site will function as a stand alone development of 73 houses served from Tickford Street. But also has the potential to link to the wider Tickford Fields development area at a later stage through a vehicular/pedestrian link via the reserved strip of land to the north of the site.

5.28 The key policy in the emerging Neighbourhood Plan in respect of this application is NP2 which gives detailed policy advice for the development of the site. The aim of Policy NP2 and the Neighbourhood Plan as a whole is to develop the Tickford Fields development. This would not be prejudiced by the approval of the current Bellway Application. It is considered that there would be no fundamental harm to the to the Neighbourhood Plan as a result of the current application.

6.0 CONDITIONS

1 The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 51 of the Planning and Compulsory Purchase Act 2004. (D11)

2 The external materials to be used in the development shall be in accordance with samples to be submitted to and approved in writing by the Local Planning Authority before any work is commenced.

Reason: To ensure that the development does not detract from the appearance of the locality.

3 Prior to any development taking place, the developer shall carry out a post demolition assessment of ground conditions, in the previously inaccessible areas of the site, as recommended in the preliminary ground investigation report reference Hydrock:R/11367/001. The developer shall also complete the gas monitoring survey as recommended in the same report to determine the likelihood of any ground, groundwater or gas contamination of the site. The results of this survey detailing the nature and extent of any contamination, together with a strategy for any remedial action deemed necessary to bring the site to a condition suitable for its intended use, shall be submitted to and approved by the Local Planning Authority before construction works commence. Any remedial works shall be carried out in accordance with the approved strategy and validated by submission of an appropriate verification report prior to first occupation of the development. Should any unforeseen contamination be encountered the Local Planning Authority shall be informed immediately. Any additional site investigation and remedial work that is required as a result of unforeseen contamination will also be carried out to the written satisfaction of the Local Planning Authority.

Reason: To ensure that the site is fit for its proposed purposed and any potential risks to human health, property, and the natural and historical environment, are appropriately investigated and minimised.

4 Prior to the commencement of development above slab level , details of a scheme that demonstrates that 10% of the total energy to be offset by the on-site renewable sources The details of which shall be be submitted to and approved by the LPA. The development shall be carried out in accordance with the approved details.

Reason: To ensure the proposal is energy efficient and meets the requirements of Policy D4 of the Local Plan

5 Prior to work commencing above slab level, details of how at least 10% of the total value of building materials would be derived from recycled or reused content shall be submitted to and approved by the LPA. The development shall be carried out in accordance with the approved details.

Reason: To ensure the proposal is energy efficient and meets the requirements of Policy D4 of the Local Plan

6 A landscaping scheme, which shall include provision for the planting of trees and shrubs, shall be submitted to and approved by the Local Planning Authority before any part of the development is commenced. The scheme shall show the numbers, types and sizes of trees and shrubs to be planted and their location in relation to proposed buildings, roads, footpaths and drains. All planting in accordance with the scheme shall be carried out within twelve months of commencement of development. Any trees or shrubs removed, dying, severely damaged or diseased within two years of planting shall be replaced in the next planting season with trees or shrubs of such size and species as may be agreed by the Local Planning Authority. (L01)

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

7 Details of the proposed finished floor levels of all buildings and the finished ground levels of the site, in relation to existing site levels of surrounding property, shall be submitted to and approved by the Local Planning Authority before any work commences. The development shall be carried out in accordance with the approved levels. (G03)

Reason: To ensure that construction is carried out at suitable levels having regard to drainage, access, the appearance of the development and the amenities of neighbouring properties.

8 All existing trees and hedgerows to be retained shall be protected in accordance with the provisions of BS 5837:2012 'Trees in relation to design, demolition and construction-Recommendations'. All protective measures especially the fencing and ground protection must be in place prior to the commencement of any building operations

Reason: To ensure all existing vegetation is protected during construction

9 Prior to the commencement of construction of any dwellings hereby permitted, a Sustainability Assessment outlining how the proposed development will meet as a minimum details required by saved Policy D4 of the Local Plan 2001-2011 and accompanying Supplementary Planning Document Sustainable Construction Guide shall be submitted to and approved by the Local Planning Authority. The approved details shall be completed for each dwelling prior to the occupation of that dwelling.

Reason: To ensure the development complies with saved Policy D4 of the Milton Keynes Local Plan.

10 Prior to the commencement of construction of any part of the development hereby permitted, details of the hard landscaping including the proposed surface treatments to all adoptable and non-adoptable roads, footways, cycleways, parking courts and private driveways shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed in accordance with the approved details prior to the occupation of any dwelling served by that road, footway, cycleway, parking court of private driveway and maintained thereafter.

Reason: In the interests of the visual amenities of the locality in accordance with saved Policy D2 of the Milton Keynes Local Plan.

11 Prior to the commencement of construction of any part of the development hereby permitted, details of the proposed boundary treatments to all dwellings shall be submitted to and approved in writing by the Local Planning Authority. The details shall include the type and height of fences, hedges, walls, gates and other means of enclosure and shall be provided in accordance with the approved details for each dwelling prior to the occupation of that dwelling.

Reason: To protect the appearance of the locality and safeguard the privacy of neighbours.

12 Prior to the commencement of construction of the apartments hereby permitted, details of the proposed storage of refuse and materials for recycling for all apartments shall be submitted to and approved in writing by the Local Planning Authority. The approved storage facilities for each apartment shall be provided in accordance with the approved details prior to the occupation of that apartment and shall thereafter be maintained for the purpose or refuse and recycling storage and used for no other purpose.

Reason: In the interests of amenity and to secure a satisfactory standard of development in accordance with saved Policy D4 of the Milton Keynes Local Plan.

13 Prior to the commencement of construction of the apartments hereby permitted, details of the proposed cycle storage for all apartments shall be submitted to and approved in writing by the Local Planning Authority. The approved cycle storage for each apartment shall be provided in accordance with the approved details prior to the occupation of that apartment and shall thereafter be maintained for the purpose or cycle storage and used for no other purpose.

Reason: To ensure that adequate cycle storage facilities are provided to serve the development in accordance with saved Policy T3 of the Milton Keynes Local Plan.

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

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

15 All dwellings shall achieve Secured by Design accreditation. Prior to the occupation of each dwelling, a copy of the certificate confirming the achievement of Secured by Design accreditation for that dwelling shall be submitted to and approved in writing by the Local Planning Authority.

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

16 Prior the commencement of construction of any part of the development hereby permitted, details of how superfast broadband infrastructures will be delivered to every household in the development, subject to network capacity being available, shall be submitted to and approved in writing by the Local Planning Authority. The approved superfast broadband infrastructures for each dwelling shall be installed prior to the occupation of that dwelling.

Reason: To ensure that residents have access to high quality telecommunications and ICT networks in accordance with Policy CS5(8) of the Core Strategy.

17 Prior to the commencement of any building operations (including any structural alterations, construction, rebuilding, demolition and site clearance, removal of any trees or hedgerows, engineering operations, groundworks, vehicle movements or any other operations normally undertaken by a person carrying on a business as a builder), a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall include details of site procedures to be adopted during the course of all building operations including working hours, intended routes for construction traffic, vehicle wheel washing facilities, location of site compound, lighting and security and how dust and other emissions will be controlled. All building operations shall be carried out in accordance with the approved CEMP.

Reason: To ensure that there are adequate mitigation measures in place and in the interests of existing and future residents.

18 No development shall commence above slab level until full details of a noise mitigation scheme to protect the residential amenity of the occupiers of the proposed development have been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the proposed details.

Reason: To protect residential amenity.

19 Notwithstanding the submitted details, no development shall occur above slab level until details of the parking arrangement to serve units 40-45 have been submitted to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details.

Reason: To ensure that the development has adequate, usable parking spaces and in the interest of avoiding traffic congestion.

20 The development shall not begin until details of the disposal of surface water from the highway has been approved in writing by the local planning authority and no dwelling shall be occupied until the works for the disposal of surface water have been constructed in accordance with the approved details.

Reason: To minimise danger and inconvenience to highway users. 21 No other part of the development shall commence until such time that details of the improvements to the existing roundabout at the junction of North Crawley Road and Renny Park Road that gives access to the site have been approved by the Local Planning Authority. The access to the site shall not be brought into use until such time that the roundabout improvements have been laid out and constructed in accordance with the approved details. Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development.

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

Reason: To enable vehicles to draw off and park clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway in accordance with the provisions of Policy T15 of the Milton Keynes Local Plan Adopted 2005.

23 The development shall not begin until details of the adoptable estate road have been approved in writing by the local planning authority and no dwelling shall be occupied until the estate road which provides access to it from the existing highway has been laid out and constructed in accordance with the approved details.

Reason: In order to minimise danger, obstruction and inconvenience to users of the highway and of the development.

Appendix to 14/02799/FUL

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

A1.1 97/00885/MK Ground floor extension to offices Permitted 10.10.1997

98/00215/MK Construction of additional car parking spaces Permitted 31.03.1998

04/00337/FUL Infill of open area under main structure to form tyre fitting bay Permitted 26.04.2004

A2.0 ADDITIONAL MATTERS

(Matters which were also considered in producing the Recommendation)

A2.1 None

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

Comments

A3.1 Parish - Newport Pagnell

Our main concern with this application is that there is adequate provision for a redway along the North Crawley Road. Our Sustainable Transport Plan is an appendix to our Neighbourhood Plan and states that

The development of Tickford Fields Farm and industrial sites for housing will be required to provide a redway network within the site, and redway connections along North Crawley Road to Tickford Street and London Road, and also to Street.

Our Neighbourhood Plan also includes a Development Brief for the four sites in the Tickford Fields Farm area, which includes this site, and it states the following:

The development shall provide a redway along the North Crawley Road, extending from London Road to the A509 over-bridge, and within the site linking from the North Crawley Road to both Chicheley Street and Keynes Close. Developers should also seek to negotiate with Anglian Water a redway route through the lakeside land to link with Priory Street. A redway should be provided to link between Sites A,C, D, and E as part of a phased but comprehensive route.

Final Comments I am pleased to confirm that subject to the following conditions the Town Council is prepared to withdraw its objection to

planning application 14/02799/FUL:

1. Bellway Homes agrees to unconditionally gift to Milton Keynes Council the piece of land between the northern end of the main access road and the site boundary with the Tickford Fields Estate, thereby avoiding any ransom strip at this vital link to the main TFE site. 2. The S106 Agreement requires Bellway Homes to provide funding for the redway along the North Crawley Road as shown, either at the cost stated or, if they prefer, to build it themselves at a cheaper price.

A3.2 Ward - Newport Pagnell South - Cllr McCall

No response received.

A3.3

A3.4

A3.5

Ward - Newport Pagnell South - Cllr Alexander

No response received.

Ward - Newport Pagnell South - Cllr Eastman

I have no comments at this stage, although I understand Mr Bowley has e-mailed concerns relating to development. I concur with his comments.

Highways Development Control

Whilst it is accepted that the traffic arising from the proposed development can be accommodated on the local network when considered as a standalone site, I am aware of the possible development of the Tickford Fields Farm which could accommodate up to 1200 residential units together with Educational Facilities.

Therefore it is essential that the existing North Crawley Road/Renny Park Road Roundabout as modified has the capacity to accommodate traffic flows to/from this development and those going to/from the Tickford Fields Site.

Unfortunately such analysis is not incorporated in the submitted Transport Assessment.

The current 3-arm roundabout is “off-set” from the east/west alignment of the North Crawley Road and in an ideal world, would be re-designed to be centred on the North Crawley Road to create a 4-arm roundabout. However the applicant has not chosen to do this and has simply added a fourth arm to the existing layout.

The proposed design has been subject to a Stage 1 Road Safety Audit. Comments were made (by the Audit Team) on the absence of longitudinal or cross sections with the proposed layout, the absence of surface water drainage and other services details, the absence of swept path analyses, the potential for visibility being obstructed by vegetation/foliage adjacent to the proposed access and the absence of road signage details, carriageway markings and street lighting.

The designer’s response indicates that some of these matters will be dealt with at the detailed design stage. However the swept path analysis has subsequently been undertaken and assurances given that the existing foliage/vegetation will be cleared to ensure adequate visibility.

However the Road Safety Audit Team raised no concerns in respect of the local alignment. Therefore a second opinion was sought from a member of our design office and his views are précised below:

From inspection of the drawing submitted with the application it would appear that the existing roundabout has an inscribed circle diameter of approximately 29.5 m with a kerbed central island of 4 m in diameter. In terms of the relevant standards – i.e. TD 16/07 "Geometric Design of Roundabouts" - the existing roundabout is a "Normal Roundabout", with flared entries and exits to allow two vehicles to enter or leave the roundabout on a given arm at the same time.

In reviewing the applicant’s chosen design, the point at which the entry radius (approach from the west) meets the exit radius (into the proposed development site) is positioned outside the inscribed circle of the existing roundabout. As such, vehicles entering the roundabout from the west and continuing east or south, could follow the line of the entry radius but would then have to alter course to avoid the splitter island on the proposed access.

It is considered that an inscribed circle diameter of approximately 32 m could more readily facilitate the proposed 4th arm and entry radii and exit radii on the north side of the roundabout would be 10 m and 20 m respectively. It might also be possible to increase the diameter of the central kerbed island to 12 m, thereby reducing the entry path radii.

A request has also been made to the Council’s Road Safety Team for their views and I am awaiting their response.

Whilst the minor modification suggested above can be achieved with only minimal impact on the proposed site layout, the same cannot be said if a larger roundabout is needed to accommodate the traffic generated by the Tickford Fields Farm development. Hence my view that it is necessary to ensure that the existing North Crawley Road/Renny Park Road Roundabout as modified has the capacity to accommodate traffic flows to/from this development and those going to/from the Tickford Fields Site before planning permission is granted to this proposal.

A3.6 In terms of access to the Tickford Field Farm site, it is understood that vehicular access through this site will be limited to buses only. Therefore the proposed internal access road, at 6.2m in width, can be considered acceptable.

The remainder of the proposed residential access roads can also be considered acceptable in highway design terms.

The proposed parking provision on the site accords with the Council’s parking standards for a Zone 3 area and for the majority of the site can be considered acceptable in terms of its location. However the allocated parking in the courtyard to the rear of Nos. 55 to 65 needs re-planning/re-allocating such that the parking spaces are closer and more readily overlooked by the properties they are intended to serve.

It is understood that discussions have taken place with regard to the provision of Redway routes in the vicinity of the site. It is also understood that although a route through this site is no longer required, one will be required on the northern side of North Crawley Road.

Therefore the proposed development should provide or make allowance for the provision of a Redway along the North Crawley Road frontage. MKC will consider as part of any planning obligation package (S106) whether the development site shall provide all or part of the Redway.

A3.7 The provision of such a Redway will impact on the proposed layout and may affect the siting of Plots 1 – 8. However the “turning area” in front of Plots 74 and 75 and the two visitor spaces will need to be realigned /relocated.

In a highway context I would advise that the application needs amending and / or further information is required.

Public Transport Officer

The Transport Assessment contains incorrect information regarding bus services (page 10 – table 3.15), in particular service 2 which does not provide a 15 minute frequency along Tickford Street. Service 2 only serves Tickford Street in the evening and on Sunday. It would be helpful if the consultant made reference to the fact that although there is at present 3 buses per hour the service is split between the two bus stops: a. Northbound stop = 2 to CMK (Evening & Sunday), 24 and C10 towards CMK, 40 towards Bedford b. Southbound stop = 2 to Renny Lodge (Evening & Sunday), 25 towards Coachway & Kingston/ and C10 towards Bedford, 40 towards CMK The Councils budget proposals for 2015/16 mean that is likely that there will be changes (reductions) to this level of service. The size of the development means that we cannot ask for the substantial public transport contribution needed to maintain an hourly daytime service but I would be looking for the two nearest bus stops to be upgraded to the current MKC standard, including the provision of RTPI displays. This would amount to £60,000 in total. In addition to this the developer should provide a travel information pack for each household, the opportunity for an annual all operator bus pass for Milton Keynes (£550 per household at current prices).

Travel Plan Officer There are a number of positive actions outlined in the residential travel plan for the proposed site. There is a good amount of engagement activities with resident planned. As noted by Andrew Coleman travel packs (also included as an action in the Travel Plan) should be distributed to residents. The number of cycle parking spaces should be in line with Milton Keynes Council’s parking standards. The variety of sustainable travel initiatives included in the Travel Plan is good, ensuring all types of sustainable travel are catered for. It is excellent to see that the report considers reducing the need to travel and lists the nearest local services available. Targets As mentioned in the travel plan targets must be reviewed once the initial baseline survey has been carried out to ensure targets are realistic and challenging. The indicative targets (based on census data baselines) do not suggest targets which are overly challenging considering the amount of travel planning measures which will be promoted on an ongoing basis to residents. Baseline figures for the initial travel plan survey must be communicated with MKC and targets agreed at this point. The survey should be carried out within3 months of occupation (rather than 6). The document and targets should then be reviewed within 3 months of the baseline travel survey being undertaken. Action plan A3.8 All actions, including monitoring actions must be included in the action plan. This means any activities which are mentioned throughout the Travel Plan must be included as an action in the action plan so they are not overlooked. The action plan must be updated as the Travel Plan evolves and given definite dates of which actions will be undertaken. The updated documents must be shared with Milton A3.8 Keynes Council’s Smarter Choice Transport Planners. It would be a good idea to assign costs in the action plan so there are sufficient funds for the given Travel Planning activities. Ongoing monitoring Consideration has been given to ongoing monitoring of the plan. As noted the travel plan co-ordinator should be in place prior to occupation of development. The travel plan co-ordinator details must be A3.9 given to MKC as soon as a travel plan co-ordinator is appointed. These details can be sent to [email protected] . It is good to hear that he details of the co-ordinator will also be available to the residents. The travel plan must be updated (with surveys undertaken) annually for the first 5 year and bi-annually A3.10 thereafter. This information must be included in the Travel Plan. The current dates of review for the Travel Plan do not reflect these dates (they show reporting only after years 1, 3 and 5). This must be amended. As noted in the document, the travel plan must be updated within 3 months of the initial baseline survey being undertaken. The travel survey should be undertaken within 3 months of occupation rather than 6 months of occupation. Funding The Travel Plan outlines that the Travel plan co-ordinator will be provided with sufficient funds to undertake the work. Amounts must be outlines in the Travel Plan to ensure that enough funding has been set aside for travel planning measures.

Environment Agency

No objection

Conservation Officer

No observations on the application the proposed development is not regarded as being of significant potential archaeological impact. As such it is, in my view, unnecessary to conduct any pre-determination archaeological investigation nor do I wish to recommend any archaeological condition in respect of the site.

Environmental Health Manager (Contamination)

Recommends the introduction of a condition re. contamination of the site.

Environmental Health Manager (Noise)

I do not believe that the proposed measures are adequate to protect the properties from excessive noise disturbance from the activities of the Commercial and Community Waste site, particularly those abutting the site boundary line.

There is a potential for statutory nuisance for prospective occupants of properties on the site from the activities of the Waste Site.

Section 4.2.5 of the acoustic report indicates – ‘the most significant night-time noise events associated with the recycling centre were early in the morning on Thursday 25/09/14, from about 3am’. I do not know the regularity of activity on the waste site circa 3am, but I consider noisy activity at this time of day would constitute an unacceptable interference to residents on the proposed development site.

From discussions with staff members on the waste site, operations regularly commence from 05.30hrs- 06.00hrs for loading and unloading the waste storage bins, which is a noisy activity. This is before the site opens for use in taking receipt of commercial waste loads and waste from members of the public.

In section 5.3 of the acoustic report – the assumption ‘that the elevation of the gardens is similar to the elevation of the recycling centre’ is incorrect. The waste transfer site is multileveled; at present the highest elevation is the built up section of the commercial waste loading area to the front left of waste site on the site boundary. The loading height of the skip is 3 metres higher than the lower ground level – the lower ground level on the waste site having the same elevation as the warehouse on the proposed development site boundary. The floor level at the commercial waste loading area is c. 2metres higher than the development site floor level.

The activity of the excavators’ mechanical grabber boom will be in excess of 6 metres from the lower ground level of the waste site – they do not operate on the elevated section. A 2 metre high acoustic screen will be an ineffective noise barrier and line of sight to noise sources on the waste site will still exist, at multiple locations on the proposed development site.

Although there has been no frequency analysis undertaken of noise from the waste site, I strongly suspect from my observations that there is a prominence of low frequency noise from onsite activities. A 2 metre high close boarded fence (mass of ≥10kg/m2) will not be effective in reducing the impact of low frequency noise from activities on the waste site; namely bin movements, bin loading and unloading, excavator movements, crushing /grappling arm actions – impact noise, commercial vehicle movements.

The scrap metal deposit / storage bin is to the front left of the waste facility and directly abuts the site boundary, with further 5 waste bins in alignment away from the site boundary. Accumulated waste metal objects are thrown into the skip by hand and the mechanical grabbing arm of the excavator moves and crushes the metal in the skip to maximise the space in the skip.

A3.11 The commercial waste weigh bridge directly abuts the site boundary – commercial vehicle movements.

The ‘bin park’ and lorry parking area directly abuts the site boundary to the rear of the site and is operational from 05.30hrs – 06.00hrs, with vehicles loading and unloading bins. Large vehicle movements including bin loading activities are not time restricted.

The community recycling facility is open to the general public between 08.00hrs to 20.00hrs during the months of April to September and between 08.00hrs to 17.00hrs during the months of October to March.

A3.12 The report does not include a BS4142 assessment of the noise from the waste site (methods for rating and assessing industrial and commercial sound), which I think should be included in the assessment of noise impact on the development site. I suspect that the outcome of such an assessment would conclude that there would be a significant adverse impact – i.e. complaints of noise from the waste site being likely.

I would suggest that consideration of the inclusion of an acoustic buffer zone on the development site should be made to mitigate noise impact of the waste site operation.

A3.13 Although not related to noise, but relating to nuisance (complaints of which are investigated by Environmental Health under the Environmental Protection Act 1990), unless I missed it in the documentation, I do not believe that there has been any consideration of dust / odour from the waste site affecting prospective residents of the proposed development site.

Rubble and hard-core can be disposed of at the site, both of these have the potential to create fugitive dust which could affect residential dwellings.

Environmental Health Officer (Odour)

I’ve looked at the odour report from Robert Sneath, Silsoe Odours Ltd. and accept the conclusions of his report; the Civic Amenity site presents a low odour risk, any complaints will be investigated and actioned by the regulator, the Environment Agency. The proximity of housing to the waste site will obviously have a bearing on the likelihood of complaints being made, however the report does not include any predictive modelling or detail as it is based on a site visit.

Development Plans Manager (Sustainability)

have checked the submitted sustainability statement and I am happy with the information provided. The proposal would meet the requirements of policy D4 subject to conditions on: 1) 10% of the total energy to be offset by the on-site renewable sources; details of which should be submitted to and approved by the Local Planning Authority 2) Details of how at least 10% of the total value of building materials would be derived from recycled or reused content to be submitted to and agreed by the Local Planning Authority

Development Plans Manager (Policy)

The issues at hand are not concerned with prematurity and this is should not be a material consideration in determining the application anyway (NPPG: 21b-014-20140306). The policies of the emerging plan can be a material consideration but it is for the decision-maker to

determine whether this is the case and to what extent (NPPG: 41-007-20140306).

The stage of preparation is one factor that influences the weight that can be afforded to the plan (NPPF: para 216). I consider that the move from pre-submission consultation to submission should result in a corresponding increase in material weight although this increment is logically not as significant as the plan being successfully examined or passing referendum. The key policy in the emerging Neighbourhood Plan in respect of this application is NP2 and specifically

NP2(e):

A3.14 “Vehicular access shall be taken solely from North Crawley Road through a minimum of three junctions one of which shall be through the North Crawley Road Industrial Land. No access other than for pedestrians and cyclists will be allowed from Chicheley Street.”

This policy cannot be considered inviolate given the plan’s limited weight. I do not consider that the move from pre-submission consultation to submission alters the individual weight of this specific policy. Therefore the issue rests on a balance of the Council’s Highways advice against Policy NP2(e). If the highways advice does not actively preclude the general land-assembly principle of Policy NP2 (i.e. the delivery of the wider Tickford Fields development area) then I consider it a fair balance to give greater

weight to that advice than the specific elements of Policy NP2 such as NP2(e). Indeed this is reflected on

page 9 of the applicant’s planning statement where the conclusion of community consultation was that the proposals were acceptable provided they did not prejudice land to the rear. If based on concerns rather than uncertainty the highways advice may also constitute an unresolved objection to the emerging plan. Paragraph 216 of the NPPF indicates that greater weight may only be given to emerging policies where unresolved objections are less significant. Notably, part of the application site and the area directly to the north are both covered by a Strategic Reserve (SR5), as per Policy EA4A of the Local Plan. This could lend weight to the argument that the

application site and access the area to the north should be considered concurrently. However, Policy

EA4A does not cover the details of delivery and simply identifies broad areas that have potential for development.

A3.15 Housing Strategy (Affordable Housing)

1) The site requires 30% Affordable Housing as per the Affordable Housing SPD 2013(25% Affordable Rent -5% at a level broadly equivalent to Social Rent - and 5% Shared Ownership). The applicant proposed 22 Affordable out of 73 total units (18 (25%) Affordable Rent & 4 (5%) Shared Ownership) - I could not see the confirmation in the amended plans but this mix is acceptable and complies with policy. 2) The proposed Affordable Housing house size mix is predominantly 2bed, and then 1bed with some 3 bed in line with current affordable housing need and policy. 3) The Council needs Affordable housing for Rent to house people in housing need – it had 120 households placed in B & B accommodation as of 19July 2015.

A3.16 Landscape Architect

Initially raised concerns about the lack of a play area and details of the landscaping strategy. Following discussions with the applicant confirmed Further to the comments made previously I am satisfied that sufficient space has been allocated for planting and trees and the detail of this can be submitted as a landscape condition.

A3.17 Waste Disposal

MKC Urban Design Flats for each 8 flats we recommend 1x1100 Black euro bins, 1x1100 Pink euro bin, 240 Blue bin, and a 240 green for food waste. Perimeter fence adjacent to the Community Recycling Centre Height consideration for screening.

A3.18 Bedford Group of Drainage Boards No Comments

A.3.1 Public Realm Officer (Play Areas) 9 Local Plan sets out 300m as the catchment for a Local Play Area, and they should be set at 500m intervals. There is another play area of this type that is around 300m away although it does involve crossing a road to get to it (foot note to appendix L3 also points out the need for a flexible approach) From my discussion with NPTC over many year they had always supported the idea that fewer but better play sites was more important than numerous sites with limited potential. This approach has also been agreed through the Play area Action plan that was adopted in 2013. Also given potential issues with viability Public Realm would be concerned about adopting play areas and open space where there may be insufficient maintenance contribution-.

Thames Valley Police

Request contributions towards additional policy costs to fund the new development.

A3.20 Local Residents The occupiers of the following properties were notified of the application: 75 Wordsworth Avenue Newport Pagnell Newport Pagnell 32 The Canons Newport Pagnell MK16 9GF 31 The Canons Newport Pagnell MK16 9GF 28 The Canons Newport Pagnell MK16 9GF 2 Vantage Court Tickford Street Newport Pagnell 30 The Canons Newport Pagnell MK16 9GF Vantage Court Tickford Street Newport Pagnell 33 The Canons Newport Pagnell MK16 9GF 29 The Canons Newport Pagnell MK16 9GF 1 Vantage Court Tickford Street Newport Pagnell 178 Tickford Street Newport Pagnell MK16 9BG 182 Tickford Street Newport Pagnell MK16 9BG 186 Tickford Street Newport Pagnell MK16 9BG 176 Tickford Street Newport Pagnell MK16 9BG 184 Tickford Street Newport Pagnell MK16 9BG 14 North Crawley Road Newport Pagnell MK16 9FE 33 Addenbrookes Road Newport Pagnell MK16 9FD 8 North Crawley Road Newport Pagnell MK16 9FE 2 North Crawley Road Newport Pagnell MK16 9FE 16 North Crawley Road Newport Pagnell MK16 9FE 10 North Crawley Road Newport Pagnell MK16 9FE 4 North Crawley Road Newport Pagnell MK16 9FE 23 Addenbrookes Road Newport Pagnell MK16 9FD 18 North Crawley Road Newport Pagnell MK16 9FE 31 Addenbrookes Road Newport Pagnell MK16 9FD 25 Addenbrookes Road Newport Pagnell MK16 9FD Jenna House North Crawley Road Newport Pagnell

A3.20 The following five observations were received:

Increase in traffic noise and congestion Increased pressure on facilities such as doctors and schools Affect on house value Failure to address deficiencies in local infrastructure: 1. Pedestrians have great difficulty crossing North Crawley Road between the two roundabouts and there should be a local widening of the carriageway, a central refuge and wider pavement/cycleway adjacent to the development site for its whole extent. 2. It is important to plan for cyclists at this location where a potential redway would link across Tickford Street and into North Crawley Road and the Tickford Fields Development Sites further east. Potential for a pelican/toucan crossing. 3. A bus shelter on London Road southbound is necessary. This site is an integral part of the Strategic Reserve Site and the first phase of a major new estate development, which must be properly considered and planned to provide the full range of facilities needed to make it sustainable. This requires a comprehensive development brief to be prepared in advance of any planning application decision. This is a key gateway site, the development of which will set a precedent and character for the rest of the larger development. The current proposed development does not adequately consider these wider implications, is poorly designed and laid out, and seeks to maximise the capacity of the site to the detriment of proper planning of the area. This application should be refused for the reasons given above, and a design brief prepared prior to the consideration of any further application. A TPO should be made on T1 Lime, as matter of urgency. The amended plans continue to show an over intensive development with a very poor outlook and privacy for dwellings at two edges of the site. The infrastructure requirements for the wider area of a total of c1400 houses are not addressed. There should not be a ransom strip where the spine road anticipated in the NP Neighbourhood Plan (final consultation document) meets the site boundary. The width of pavement on North Crawley Road remains inadequate for the anticipated cycle facility and the needs of pedestrians crossing N C Road