Wylie End Bradville Pre-Application

Urban Design & Landscape Architecture

MKDP Pre-Application Wylie End Bradville

www.milton-keynes.gov.uk/udla

January 2015 Wylie End, Bradville Pre-application

This document has been prepared by Milton Keynes Council’s Urban Design and Landscape Architecture Team.

For further information please contact:

Neil Sainsbury, Head of Urban Design and Landscape Architecture

Urban Design and Landscape Architecture Planning and Transport Milton Keynes Council Civic Offices 1 Saxon Gate East Milton Keynes, MK9 3EJ

T +44 (0) 1908 254836 E [email protected]

Produced in association with

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Contents

SECTION 1 INTRODUCTION Outline and purpose of the Document

1.0 Site Location and Context pg 5 The purpose of this document is to establish the broad 1.1 Site Boundary pg 6 planning and design parameters for development of 1.2 Site Photos pg 7 this site in line with the existing land use allocation and as per existing policy. The intention is that this document will provide a degree of clarity for a SECTION 2 THE SITE & OPTIONS developer when preparing a planning application. 2.0 Access pg 9 At the outset views were sought from the Parish

2.1 Proposed Uses pg 9 Council and Local Ward Members and where appropriate their comments were addressed in the 2.2 Key Principles pg 9 outline pre-application document.

2.3 Parameters Plan pg 9 This process ensures MKDP meet their obligation to obtain comment from Council Development 2.4 Option 1 pg 10 Management Officers before marketing the site. This 2.5 Option 2 pg 11 pre-application report concludes the process and sanctions MKDP to proceed to market. 2.6 Next Steps pg 12

APPENDICES

1 Pre - application Report pg 15

www.milton-keynes.gov.uk/udla 3 SECTION 1 INTRODUCTION

1.0 Site Location and Context pg 5

1.1 Site Boundary pg 6

1.2 Site Photos pg 7 Urban Design & Landscape Architecture

1.0 Site Location and Context

The site, which is 0.5 ha in size, is located in the Bradville Grid Square approximately 3 km north-west of Central Milton Keynes. Bradville is an established Wymbush

Stantonbury residential area. Park Great Linford Tongwell

8 A5 50 A Bolbeck Old Wolverton Park The site is covered by rough grassland, with a New Bradwell Stantonbury Pennyland Wylie End Willen Stonebridge Bradville Willen Park Pineham hedgerow running along the edge of Wylie End and Old Neath Hill Blue Bridge Bradville Stratford Downhead WOLVERTON Park Brooklands trees and vegetation along the the north-eastern edge Wolverton Linford Wood Mill Northeld Bancroft Downs Barn Newlands Greenleys Stacey of the site. The site is generally level. Bushes Heelands Conniburrow Fullers Hodge Broughton Slade Lea Bradwell Bradwell Abbey Broughton Kiln Farm Bradwell Woolstone Gate Common Middleton Wymbush Springeld Rooksley Oakgrove Two Mile Ash Kingston

Loughton Fishermead Monkston Lodge Monkston Great Holm Park Brinklow Eaglestone Oldbrook Woughton on-the-green Loughton Kents Hill Crownhill Winterhill Leadenhall Wavendon Walton Hall Gate Shenley Church End Knowlhill Woughton Co ee Park Walnut Hall Grange Farm Nethereld Walton Tree The Bowl Old Farm Hazeley Shenley Bleak Simpson Park Medbourne Beanhill Walton Park Lodge Hall Browns Oakhill Ashland Shenley Wood Woods Redmoor Woodhill Tilbrook Denbigh Shenley Granby North Mount Farm Brook End Furzton Denbigh Hall Caldecotte Oxley Park Fenny Fenny Lock Emerson Valley West Denbigh Westcroft Stratford Bletchley East

Kingsmead Tattenhoe BLETCHLEY Far Bletchley

Tattenhoe Park

www.milton-keynes.gov.uk/udla 5

Wylie End, Bradville Pre-application

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Site Boundary 2 Site Boundary 84.1m 6 Category B - MKB-14-1 NE side Wylie End BRADVILLE

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery O ce. © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Milton Keynes Council 100019593 24-09-2012 1:1250 Urban Design & Landscape Architecture

1.2 Site Photos

Existing dwellings served off Wylie End which adjoin View along Wylie End from junction with Railway Walk, which runs to the north of the site, the site Bradwell Road provides a heavily landscaped buffer

Wylie End connects to Bradwell Road View looking west across the site View looking east across the site

www.milton-keynes.gov.uk/udla 7 SECTION 2 THE SITE AND DEVELOPMENT PROPOSALS

2.0 Access pg 9

2.1 Proposed Uses pg 9

2.2 Key Principles pg 9

2.3 Parameters Plan pg 9

2.4 Option 1 pg 10

2.5 Option 2 pg 11 Urban Design & Landscape Architecture

2.0 Access 2.2 Key Principles 2.3 Parameters Plan

The site is accessed off Wylie End which connects to The Parameters Plans have been drawn up to • Building heights likely to be 2 storeys. Bradwell Road. Wylie End is an unadopted private illustrate the key principles that are considered drive. The site links into the local network of cycle • Dwellings should front Wylie End and provide important to the development of the site. Options have paths (redways), with Railway Walk running to the surveillance of the public right of way. been included (which are not exhaustive) so as not to north of the site. A public right of way runs north-east stifle end user requirements. along Wylie End before turning south along the edge • Rear gardens should be a minimum of 10 Two options for the development of the site have been of the primary school adjoining the site. To the west of metres in depth. proposed. Each option in the main highlights access the site there are existing bus stops on Bradwell Road. • Parking should be provided on plot and in line points, approximate development area, approximate with the Milton Keynes Residential Parking parking locations and key frontages. 2.1 Proposed Uses Standards (2009).

• Existing trees and hedges within the site The site is identified in the Local Plan as suitable for should be retained where possible if layout residential development, subject to certain criteria. permits. This is the most appropriate land use and is consistent with the context. • Arboricultural and ecological reports will be required for the site. Any development proposals will need to take account of the findings of these reports.

www.milton-keynes.gov.uk/udla 9 Wylie End, Bradville Pre-application

2.4 Option 1

Wylie End, Bradville

Site boundary Approximate development plots Parking Key frontage Existing trees/landscaping to be retained Hedge/trees to be retained if layout permits Proposed hedge Minimum rear garden depth (10m) Plot 4 Proposed access to site Suggested access to plot Plot 3 Proposed private drive Existing redway Existing public right of way Existing land use: residential Plot 2 Existing land use: education

Plot 1

MKDP Wylie End, Bradville Option 1 1:1000@A3 DB NS 01/07/2014 Dwg Number 0m 40m

Urban Design and Landscape Architecture Planning, Economy and Development Civic O ces | Saxon Gate East | Milton Keynes | MK9 3EJ

10 Urban Design & Landscape Architecture

2.5 Option 2

Wylie End, Bradville

Site boundary Approximate grouped development plots (terrace of 3 houses) Parking Key frontage Existing trees/landscaping to be retained Hedge/trees to be retained if layout permits Proposed hedge Minimum rear garden depth (10m) Plots 10-12 Proposed access to site Suggested access to plot Proposed access road Plots 7-9 Turning head Existing redway Plots Existing public right of way 4-6 Existing land use: residential

Existing land use: education Plots 1-3

MKDP Wylie End, Bradville Option 2 1:1000@A3 DB NS 01/07/2014 Dwg Number 0m 40m

Urban Design and Landscape Architecture Planning, Economy and Development Civic O ces | Saxon Gate East | Milton Keynes | MK9 3EJ www.milton-keynes.gov.uk/udla 11 Wylie End, Bradville Pre-application

2.4 Next Steps

MKDP will draft a Marketing Brief for the site in line with the advice in the pre-application report.

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www.milton-keynes.gov.uk/udla 13 Wylie End, Bradville Pre-application APPENDICES

Appendix 1 pg 13

Pre-application Report from Development Management

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Application no: 14/01776/PREMED Ecology -summarised Appendix 1 Proposal: Housing Development The site lies within the Railway Walk Wildlife Corridor At: Land north west of 2 Wylie End, and protected species have been recorded in close Bradville, Milton Keynes Pre-application Report from proximity to the proposed application site. A site visit shows the site to have features that provide suitable Development Management habitat for European Protected Species. Existing Thank you for your enquiry relating to the above trees and hedgerows should not be removed unless project/proposal. Please accept my apologies for the appropriate habitat is created to compensate for its delay in responding to you in this matter. The site loss and to provide net gains for wildlife as required has been reviewed on a desk top basis and internal by local and national policies. All UK bat species are consultations undertaken on the following technical protected (Schedule 5 of the Wildlife & Countryside Act areas. 1981 (amended) and Schedule 2 of the Conservation of Habitats and Species Regulations 2010) as are the The comments received are set out below. nests, eggs and young of all wild birds from intentional disturbance, destruction or damage (Section 1 of Highway Matters the Wildlife & Countryside Act 1981). Site clearance should be avoided during the nesting season. In line “The site looks unsuitable in highway terms for the with recognised good practice and governmental level of development proposed. policy on biodiversity and sustainability (National The access is narrow and would require passing Planning Policy Framework 2012 and NECR 2006) all places (for option 1 but two way traffic for option 2). A practical opportunities should be taken to harmonise turning head would be required for both options. the built development with the needs of wildlife and enhancements and/or biodiversity offsetting nearby. Option 2 (which includes space for a turning head) would need to allow two-way traffic along its length A full application should be supported by: and associated service strips, as well as including • Extended Phase One Habitat Survey adequate space for visitor parking. • Protected Species Surveys (if required by the Extended Phase One Habitat Survey Mitigation Option 1 may be acceptable if there are a reduced measures (if required by above) number of units, passing places, a turning head and • Mitigation Plan relating to loss of wild bird visitor parking provided.” habitat • Biodiversity Enhancement Plan demonstrating Landscape Architect net gains for biodiversity

“No objection” www.milton-keynes.gov.uk/udla 15 Wylie End, Bradville Pre-application

Relevant Development Plan Policies Milton Keynes Core Strategy (July 2013) extends along the common boundary with the adjacent school and beyond. It is understood to be level with The site lies within a housing area on the Local CS1 Milton Keynes Development Strategy established planting on its long boundaries, north- Plan Map 5(2005) and is assessed as subject of the CS2 Housing Land Supply western and south-eastern boundaries, including following relevant strategic development plan policies. CS10 Housing trees. CS11 A Well Connected Milton Keynes Local Plan Saved Policies (strategic policies) CS13 Ensuring High Quality, Well Designed Places To the south of the site is a small group of properties, H7 – Housing on unidentified sites CS21 Delivering Infrastructure which back onto Wylie End and have in some cases PO4 – Percentage for art rear access from the drive. Immediately adjoining the Relevant Supplementary Planning Documents site are two modern two storey dwellings which take The site adjoins a wildlife corridor and Area of New Residential Development Design Guide (2012) their main accesses and front the track. Wylie End is Attractive Landscape to its north-western boundary SPD Social Infrastructure (2005) understood to an unadopted highway and comprises together with a Redway and the following policies are SPG Leisure, Recreation and Sports Facilities a hard surfaced single width track. Occasional ad hoc therefore relevant. Parking Standards and Addendum (2005 and 2009) parking spaces are understood to have been created along its length through usage, Rear gardens of the S11 – Areas of Attractive Landscape Further details are obtainable on the Council’s web properties in Marlborough Terrace, which back onto L2 – Protection of Public Open Space and Existing site www.milton-keynes.gov.uk/planning-and-building/ Wylie End, extend up to the edge of the track whilst Facilities planning-policy. the eastern boundary of Wylie End is banked and T4 – Pedestrian and Cycling Routes tree planted. This forms the site boundary with the T9 – The Road Hierarchy Planning Assessment adjacent Pepper Hill Primary School and Children’s T1 – Transport User Hierarchy Centre. The site is over-washed by a wider housing Local Plan Saved Policies (development management designation with a school located adjacent to the Whilst the principle of residential development is not at policies) south-eastern site boundary and a wildlife corridor and issue the site has a number of constraints, both within D1 – Impact of Developments on a Locality redway/cycleway –Railway Walk- to the north-west. It the site and in relation to adjacent uses which impact D2 and D2a – Urban Design Matters and Design of is located within the Milton Keynes urban area and is on the scope and range of acceptable residential Buildings sustainably located. It is currently undeveloped land. development that might be achieved on the site. NE2 – Protected Species Having regard to the location of the site the principle of NE3 – Biodiversity and Geological Enhancement residential development of the site is not considered at The locality falls within residential density zone 3 T3 – Pedestrians and Cyclists issue under Policies H7, CS1 and CS2. under Local Plan Policy H8 which seeks on average T10 – Traffic 35 dwellings per hectare to be achieved. The site at T15 – Traffic Calming The site extends to 0.5 hectares and is accessed around 0.5 hectare, including access, would therefore H8 - Housing Density from its southern end from a footpath extending be expected to be capable of accommodating around H9 - Housing Mix from Wylie End, which is understood to be a private 16 dwellings. However, the site’s configuration and CS19 Archaeology and Heritage Matters drive which serves two or three two storey dwellings shape, on site constraints and relationship to adjoining before it terminates and converts to a footpath which uses is considered to limit layout options to a linear 16 Urban Design & Landscape Architecture

arrangement with vehicular access to the front from a development of the site, as it forms an effective a requirement that it responds to the character of an extension to Wylie End. The proposed layout treed edge to the Railway Walk Wildlife Corridor. the locality. Wyle End contains a mix of house types arrangements shown in options 1 and 2 would accord Established planting along the south-eastern boundary and sizes and it is considered that a residential with this arrangement although issues arise in relation also forms an important visual screen between the site development of the site could accommodate a range to on-site constraints and adjacent uses which would and the adjacent school and should be retained, where of house sizes, although overall ridge heights should require consideration in respect of relationship issues. possible. not exceed existing ridge heights and not be more than two storeys. Parking provision should accord In respect of vehicular access to the site, as set out The proximity of the site to both the redway/cycleway with the Council’s Parking Standards and due to the in the Highway Engineer’s comments the track is not and footpath, which straddle either side of the site, is limited width of Wylie End visitor parking should be an adopted highway and would need to be improved considered a potential constraint. The relationship incorporated within the site. to meet current Milton Keynes Council highway of occupiers of the properties and users of the standards, including passing places for option 1 and paths need to be assessed with a view to ensuring In terms of orientation the layout options proposed widened to accommodate two-way traffic in the case occupier’s residential privacy is protected without would accord with ‘New Residential Development of Option 2. Having regard to the limited areas of compromising the quality of the experience of users of Design Guide’ SPD criteria and although careful land available either side of the track, which on one the paths. This has been achieved with the two newer consideration would need to be given to how the long side is banked I consider that the starting point for a properties adjoining the western site boundary which term retention of the trees along the Railway Walk pre-application assessment of the highway capacity face Wylie End with rear gardens adjoining Railway boundary could be achieved and incorporated into of Wylie End in order to inform the potential scale of Walk, separated from it by the existing tree planting. A the site layout in a manner that enables useable rear development that might be achieved from a highway similar site layout continuing this arrangement would garden space to be provided for each dwelling. perspective. Please note that this would incorporate be appropriate, although the tree buffer widens at its the existing footpath which extends along the south- eastern end thereby reducing the developable area. Design wise, as no specific proposal is put forward for eastern site boundary and provides a link to the A detailed tree and shrub survey should inform a consideration in terms of a suggested design of the redway/cycleway, Railway Walk north of the site. A landscape/tree retention scheme for the site. A further dwellings I am unable to offer any detailed comment. turning head would also be required to be included relationship that is considered to require consideration However the site is sufficiently insular in terms of the within the site in accordance with the ‘New Residential is that relating to the proximity of the site to the streetscape to offer opportunities for a bespoke high Development Design Guide’ requirements. The length adjacent school. The site is largely separated from the quality design approach, including contemporary or of the track is such that bin lorries would need to be school site by planting, which should be retained as individually designed dwellings, subject to achieving able to access the development and turn within the it provides a buffer between the site and the adjacent the acceptable parking provision, private rear gardens site/turning head. use. and other criteria as set down in the New Residential Design Guide SPD. Once highway capacity has been established I Turning to the suggested layouts, as set out above the consider the site should be assessed in terms of its site layout is constrained by the highway capacity of I hope that this has been of assistance to you and current ecological value and existing planting. The Wyle End and the existing planting on the site. Plan whilst the above comments address principle planning site contains an extensive tree belt and planting which policies D1, D2, D2a, CS13 and ‘New Residential issues they do not specify all material planning contribute to the landscape and biodiversity value of Development Design Guide’ SPD sets out design considerations that might arise as a consequence of a Railway Walk and which should be incorporated into parameters for new residential development, including site specific proposal coming forward and which will be www.milton-keynes.gov.uk/udla 17 Wylie End, Bradville Pre-application

dealt with as a part of the planning assessment of the application.

Please note that the advice and observations provided in this letter constitute the informal opinions of a planning officer and do not prejudice any future decisions of the Council.

I hope this is of assistance to you.

Yours sincerely,

Karen Tate - Senior Planning Officer

18 Urban Design & Landscape Architecture

www.milton-keynes.gov.uk/udla 19 Wylie End, Bradville Pre-application

20 Urban Design & Landscape Architecture Planning and Transport Milton Keynes Council Civic Offices 1 Saxon Gate East Milton Keynes, MK9 3EJ T +44 (0) 1908 252708 F +44 (0) 1908 252329 E [email protected]

www.milton-keynes.gov.uk/udla

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