APP 5

Application Number: 15/00522/FUL other Erection of a single storey three bed dwelling AT Land To West of First School, Manor Drive, Haversham

FOR Mr Russell Broom

Target: 22nd May 2015

Ward: North and Parish: Haversham Cum Parish Council

Report Author/Case Officer: Paul Bartos Contact Details: 01908 258022 [email protected]

Team Leader: Debbie Kirk Minor Applications Team Leader Contact Details: [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 Consultees responses and public representations. Full details of the application, including plans, supplementary documents, consultee responses and public representations are available on the Councils Public Access system www.milton- keynes.gov.uk/publicaccess . All matters have been taken into account in writing this report and recommendation. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report.

1.2 The Site

The application site is a narrow area of land measuring approximately 45 metres by 10 metres, located to the rear of numbers 52-62 Manor Drive. The land is elevated above these properties whose rear gardens slope uphill toward the site. There is an electricity substation to the front of the site adjacent to Manor Drive. To the east is a footpath leading to the Parish Recreation Ground, to the east of this footpath is the Haversham County Primary School. The area is predominantly residential in character with dwellings situated opposite the site. Access would be onto Manor Drive via an area of the site between the substation building and the boundary with the rear garden of 52 Road Haversham. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report.

1.3 The Proposal

This application seeks the erection of a single storey three bedroom dwelling. The bungalow has a generally rectangular footprint 22.05 metres long and 6.506 metres wide. The application was accompanied by a Design and Access Statement. Details of the proposal as described above can be seen in the plans appended to this report.

1.4 History

The planning history for the site includes two approved planning applications and one refused, these are summarised below.

1. MK/735/92 Erection of single storey dwelling and construction of vehicular and pedestrian accesses (Outline) was permitted 17th November 1992.

2. 01/00705/FUL Erection of one detached dwelling and single detached garage which was refused for the following reason:

The proposal would result in a cramped overdevelopment of the site, out of keeping with the character and density of surrounding development and would be likely to give rise to unacceptable overlooking of the rear garden of the adjoining property at 58 Wolverton Road. The proposal would thereby be contrary to the aims of Policies PH7, PH10, DC1 and DC3 of the Adopted Borough of Local Plan and Policies D1 and D2 of the Second Deposit Version Milton Keynes Local Plan 2002.

3. 02/00276/FUL Erection of one detached dwelling was permitted 11th June 2002. This consent was never implemented and is no longer extant. This planning permission was for a dwelling of the same design and dimensions as that proposed for this application.

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

2.1 National Policy

National Planning Policy Framework 2012

Paragraph 7 – Requiring Good Design Paragraph 17 – High Quality Design Paragraph 64 – Impact of Character and Appearance of the Area

2.2 Local Policy

Core Strategy

Policy CS 13: Ensuring High Quality, Well Designed Places

2.3 Milton Keynes Local Plan 2001-2011(Saved Policies)

D1 – Impact of Development Proposals D2 – Design of Buildings D2A - Urban Design aspects of new development H7 – Housing on Unidentified Sites S9 – Other Villages T10 - Traffic T15 – Parking provision

2.4 Supplementary Planning Guidance

Addendum to Parking Standards For Milton Keynes (2009).

2.5 Supplementary Planning Document

New Residential Development Design Guide (2012)

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

3.1 The principle of development

The site is designated as residential in the of the Milton Keynes Local Plan 2001 – 2011 Proposal Map. The development would accord with policy saved policy H7 of Milton Keynes Local Plan 2001 - 2011. The principle of developing a residential unit on the site is acceptable.

3.2 Impact on the Character and Appearance of the Area.

The scale and design of the dwelling, subject to conditions regarding boundaries, landscape and materials would, on balance, accord with saved policy D2 of the Milton Keynes Local Plan 2001 – 2011.

3.3 Impact on the Amenity of Neighbouring Properties.

The proposed dwelling can be accommodated so as not to result in unacceptable visual impact, loss of privacy or sunlight/daylight, to the existing or neighbouring properties. The development would accord with saved policy D1 (iii) of the Milton Keynes Local Plan 2001 – 2011.

3.4 Impact on access and parking

The Highway Engineer is satisfied that on-plot parking and the means of access to the dwelling can be provided to meet requirements and does not consider that the proposal would compromise highway safety on Manor Drive. The proposal is therefore considered acceptable having regards to saved policies D1 (iv), T10 and T15 of the adopted Milton Keynes Local Plan 2001 - 2011.

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

4.1 It is recommended that planning permission be approved subject to conditions set out in section 6 of the report.

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

5.1 The Principle of Development

The site lies within the development boundary of New Haversham in an area designated as housing land. The proposal is for infill development and would accord with saved policy S9 of the Milton Keynes Local Plan 2001 – 2011. The area is predominantly residential and the proposed development would have the same access to shops, services and public transport as the other houses in the area. The site would accord with the principles set out under saved policy H7 of Milton Keynes Local Plan 2001 - 2011. Therefore the principle of residential a development on the site would be acceptable.

5.2 Impact upon character and appearance of the area

The proposed development has a narrow street frontage with Manor Drive and the house itself will be set back approximately 17 metres from the edge of the pavement. As a bungalow, the building would have a generally low profile with an eaves height of 2.5 metres and a variable ridge height with a maximum of 4.7 metres. In design terms the property has been configured such as to give a series of different roof pitches and heights, which adds interest. The impact on the street scene would be minimal due the set-back, the narrow site and the fact that the substation building would remain to the front of the site.

5.3 Because the site is quite narrow, approximately 8.5 metres wide the bungalow would be close to its boundaries to the side of the site. It would be approximately 1.4 metres from the east boundary with the footpath to the Parish Recreation Ground and 0.8 metres to the west boundary with the rear gardens of houses on Wolverton Road. The impact on the character of the area from the footpath to the side and recreation ground to the rear would be significant but not necessarily harmful. The land is currently fenced off and unmaintained. With appropriate planting to the rear boundary and suitable boundary treatment adjacent to the footpath the impact of a new house could be mitigated. Neither boundary treatment nor planting has been specified in the application, a condition should be imposed on any planning permission requiring a detailed landscaping scheme to be provided before any development commences. The distance to the rear elevations of the houses on Wolverton Road is approximately 35 metres so the proposed bungalow would not have unacceptable bulk and massing in relation to these properties. The earlier application, 02/00276/FUL, was approved with a condition that permitted development rights with respect to extensions, roof alterations and outbuildings be removed. It was felt that the site was quite cramped and that further development of the site even within the constraints of permitted development could result in the site being unacceptably overdeveloped and out of character. It is recommended that a similar such condition be included on any planning permission.

5.4 Concern has been raised by neighbours regarding the impact of the development on the row of mature trees to the east of the site on the edge of the playing field for Haversham First School. These trees are an important aspect of the character of the area. The diameter of these trees is between approximately 40 and 50 centimetres which would give a root protection area of between 4.8 and 6 metres. The distance from the centre of trunks to the edge of the site is approximately 6 metres. In this light, it is felt that while formal root protection measures are not required, a precautionary condition detailing the method by which any roots encountered are dealt with should be imposed on any planning permission.

5.5 It is therefore considered that the proposed dwelling house would not have a detrimental impact upon the character and appearance of the area. The proposed development would accord with saved policy D2 of Milton Keynes Local Plan 2001 – 2011.

5.6 Amenity of Neighbouring properties

As described in paragraph 5.3 above the distance between the proposed bungalow and the properties on Wolverton Road to the west is quite considerable at 35 metres. There are no windows to habitable rooms on the west elevation of the bungalow so despite the fact that the elevation of the bungalow is greater than that of the houses on Wolverton Road there is no prospect of overlooking from the house. As stated in section 5.3 the earlier application 02/00276/FUL was approved with a condition to withdraw permitted development rights. Removal of rights associated with roof alterations and extensions would prevent use of the roof space for accommodation and remove the risk of overlooking the properties on Wolverton Road.

5.7 The impact on light to the gardens and houses of Wolverton Road would be negligible. Beyond the house to the east is a line of mature trees at the boundary of Haversham School Playing fields and these are likely to shade the site in the mornings from direct sun in the months outside winter. There may be a small effect on light to the ends of gardens of 58, 60, and 62 Wolverton Road in the winter when the sun is lower in the sky to the south.

5.8 Across Manor Drive to the south are the side boundaries of rear gardens. The proposed development is not considered to have an unacceptable impact on the amenities of occupiers of neighbouring properties. The development would therefore comply with policy D1 (iii) of Milton Keynes Local Plan 2001 – 2011.

5.9 Impact on access and parking

The application indicates space provided for the 2 parking spaces required by the Addendum to Parking Standards For Milton Keynes (2009) for a 3 bedroom dwelling in zone 4. The dimensions given for these in the supplied plans do not conform to those required by the New Residential Development Design Guide (2012) but space would appear to be available so provision of parking of the requisite dimensions could be controlled through the imposition of a condition on any planning permission. Because the plot is quite narrow, a turning circle is not likely to be available but the category of road the development is on does not require that cars exit the site in forward gear.

5.10 Concern has been raised regarding the visibility of pedestrians by cars emerging from the site and the ability of pedestrians to see cars. This would be particularly problematic to the west where the boundary fence with 52 Wolverton Road has its corner at the west corner of the exit. The Highways Engineer has recommended that a small 1 metre by 1 metre visibility splay be placed adjacent to this boundary to keep cars away from this edge and the provision of this measure be imposed through the imposition of a condition on any planning permission.

5.11 Facing east the visibility issue is not as severe as the access would cross the footway at an angle allowing extra visibility in this direction. Precise details regarding the access and vehicle crossing will need to be submitted for approval prior to the commencement of the development.

5.12 It is recommended that planning permission is granted subject to the conditions set out in section 6 below:

6.0 CONDITIONS (The conditions that need to be imposed on any planning permission for this development to ensure that the development is satisfactory. To meet legal requirements all conditions must be Necessary, Relevant, Enforceable, Precise and Reasonable )

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. Prior to the commencement of the development the new means of access shall be sited and laid out in accordance with the approved drawing and constructed in accordance with Milton Keynes Council’s guide note “Residential Vehicle Crossing Details”. The access so laid out shall be retained thereafter.

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

3. Prior to the commencement of the development hereby permitted details showing a scheme for parking shall be submitted to and be approved in writing by the Local Planning Authority. The approved scheme shall be implemented and made available for use before the development hereby permitted is occupied and that area shall be used for no other purpose thereafter.

Reason: To enable vehicles to park clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway.

4. Notwithstanding details on the submitted plans development shall not commence until details of pedestrian visibility splays have been submitted and approved in writing by the Local Planning Authority. The area contained within the splays shall be kept free of any obstruction exceeding 0.6m in height above the level of the adjacent footway.

Reason: for the safety and convenience of users of the adjacent footway.

5. Prior to the commencement of the development details of the proposed boundary treatment of the site (including the type and height of any walls or fences) shall be submitted to and approved by the Local Planning Authority and the boundaries of the site shall be enclosed in accordance with the approved details before the development is first occupied. The approved fence, hedge or wall shall subsequently be retained to the satisfaction of the Local Planning Authority.

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

6. Prior to the commencement of the development details of onsite bin storage for the storage of household refuse and recyclables shall be submitted to and approved in writing by the local planning authority. Prior to the first occupation of the development the storage facilities shown in the approved drawings shall be provided and be retained thereafter.

Reason: To ensure satisfactory facilities and to prevent harm to the amenities of the area.

7. Prior to the commencement of the development hereby permitted a landscaping scheme, which shall include details of both soft and hard landscaping shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall show the numbers, types and sizes of trees, shrubs and plants to be planted and their location in relation to proposed buildings, roads, footpaths, hard surfacing and services (including those underground). 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 five 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. All other landscaping, including hard landscaping, shown in the approved scheme shall be laid out prior to the occupation of the development and be retained thereafter.

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

8. Prior to the commencement of the development hereby permitted samples of the external materials to be used in the development shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the details so approved.

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

9. Prior to the first occupation of the development hereby permitted the ground surface areas around the building(s) including roads, drives, parking areas, kerbs, footways, patios, terraces and other amenity surfaces, including areas for earth moulding and contouring, shall be constructed in accordance with details to be submitted to and approved in writing by the Local Planning Authority.

Reason: To ensure a satisfactory layout in keeping with the general amenity of the area and to provide a satisfactory setting for the development.

10. No building or other site works likely to cause nuisance to adjoining occupiers shall be carried out before 8.00 am or after 6pm Mondays to Fridays, nor before 8am or after 1pm on Saturdays, or at any time on Sundays or Bank Holidays.(S04) Reason: To limit the detrimental effect on adjoining occupiers by reason of noise and disturbance.

11. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order)() 2015 or any Statutory Instrument revoking or amending or re-enacting that Order, the following provisions part I of Schedule 2 of the said Order shall not apply to any dwelling to which this permission relates and planning permission shall be required for the forms of development described: Class A, B, C, and E; Reason: Due to the constrained nature of the site, the Local Planning Authority wishes to control any future alterations in the interests of the appearance of the finished development and to safeguard the residential amenities of those properties adjoining the site.

12. Where tree roots are encountered to the eastern side of the site, excavate them carefully, avoid de-barking, breaking, splitting, splintering or shattering the roots. Once uncovered the roots which will have to be removed to accommodate the construction should be cut back to a point 100mm beyond the nearest edge of the construction, they must be pruned back cleanly with sharp, clean pruning saws or bypass loppers making level, smooth right angle cuts with no ragged edges. Substances toxic to roots to be kept away from roots, i.e. cement, tars, fuels, oils, bitumen, etc.

Reason: To safeguard the appearance of the area.

Appendix to 14/00248/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 MK/735/92 Erection of single storey dwelling and construction of vehicular and pedestrian accesses (Outline) was permitted 17th November 1992.

01/00705/FUL Erection of one detached dwelling and single detached garage which was refused for the following reason:

“The proposal would result in a cramped overdevelopment of the site, out of keeping with the character and density of surrounding development and would be likely to give rise to unacceptable overlooking of the rear garden of the adjoining property at 58 Wolverton Road. The proposal would thereby be contrary to the aims of Policies PH7, PH10, DC1 and DC3 of the Adopted Local Plan and Policies D1 and D2 of the Second Deposit Version Milton Keynes Local Plan 2002”.

02/00276/FUL Erection of one detached dwelling was permitted 11th June 2002. This consent was never implemented and is no longer extant. This planning permission was for a dwelling of the same design and dimensions as that proposed for this application.

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 Officer Response

A3.1 Landscape Architect Noted. Saved policy D2 (v) states that development proposals for new buildings will be refused unless they The site is very narrow and due to the adjacent topography Include landscaping and boundary treatments that integrate of the houses there are clear and partial views of the site with those of the surrounding area. Planting would be from a number of adjacent houses. Although in a current difficult for boundary areas adjacent to the building itself but untidy state there is insufficient room for the proposals to could be included to the north and southern sections of the have mitigation planting within the site adjacent the housing site. While there are hedges on Manor Drive the fence line. characteristic boundary treatments in the area are close boarded fences. It is recommended that a landscaping scheme which makes the best use of the space available and boundary treatment are specified by condition to be approved by the Local Planning Authority. See section 6 condition 7.

A3.1 Highways

Under the council’s parking standards a 3 bedroom dwelling Noted. A condition to specify submission of parking details requires 2 on plot parking spaces (zone 4 location). to be approved is recommended. See section 6 condition 3.

The submitted plans show two parking spaces, although these appear to be indicative as they are not to the scale mentioned. I would also question that the area is a turning area because space is insufficient to do this although I would not insist that cars exit in a forward gear onto this category of road. The recommended condition is worded so further details are submitted showing the actual area for parking. Note that space dimensions should be set out as per the council’s residential design guide.

A3.2 I am concerned regarding the intervisibility between cars Noted. Conditions requiring construction of access and exiting the site and pedestrians approaching the site from visibility splays according to approved details are the west. The existence of the boundary fence on the west recommended. See section 6 condition 4. side of the access means pedestrians would be put into conditions of danger were a car to exit the site driving particularly close to the fence line. The usual treatment for this would be to create a 1m x 1m visibility splay. My suggestion would be for a short section of wall fronting the site or some low level planting to ensure that vehicles are pushed away from the fence.

A3.3 Parish - Haversham Cum Little Linford Noted No response regarding the acceptability of the scheme was received. The Parish Clerk passed on information from a resident who stated:

"the land by the school where they want to build this house used to have an electricity station a lot bigger than what's there now and there are high voltage cables buried all the way through that land and down past the back fences of the houses further on"

A3.4 Cranfield Airport Noted No comments received

A3.5 Ward- Newport Pagnell North and Hanslope Cllr A Noted Geary No comments received

A3.6 Ward- Newport Pagnell North and Hanslope Cllr Green Noted No comments received

A3.7 Central Networks Noted

No comments received

A3.8 Education Planning Noted

No comments received

A3.9 Local Residents/ Neighbours

The Occupiers of the following properties were notified of the application:

Haversham Social And Community Centre The Crescent Haversham First School The Crescent 64 Wolverton Road 62 Wolverton Road 60 Wolverton Road 58 Wolverton Road 56 Wolverton Road 54 Wolverton Road 52 Wolverton Road 50 Wolverton Road 1 Manor Drive

A3.10 2 Public representations were received from the occupants of 54 and 60 Wolverton Road objecting to the proposal on the grounds of:

1. Access to manor Drive will reduce public parking spaces. Noted.

2. Access will add congestion to on Manor Drive, especially Added vehicle traffic caused by one dwelling cannot be during school pick up and drop off times. considered to significantly impact congestion.

3. Increased danger to pedestrians including school children and elderly residents accessing community centre from cars Noted and discussed in paragraphs 5.10-5.11 exiting site.

4. Plans to increase school numbers will make traffic and Unimplemented proposals are not material considerations. safety problems worse.

5. Property will overlook rear bedrooms to existing Noted and discussed in paragraph 5.6. properties on Wolverton Road adversely affecting privacy.

6 Light will be reduced to rear gardens of 52 to 62 Noted and discussed in paragraph 5.7. Wolverton Road.

7. View onto recreational land and Open Countryside Noted. The site is between the rear boundaries of 52 to 62 affected for residents of 52 to 62 Wolverton Road. Wolverton Road and a row of trees. The building may affect about 5 -10 degrees of visual angle from 52 and 54 beyond the end of this line of trees to the recreation ground and countryside 200 metres beyond that.

8. Building works will add to congestion and safety issues Noted. A condition is recommended on hours of construction on Manor Drive. work. See section 6 condition 10.

9. Noise from building work will be disruptive. Noted. A condition is recommended on hours of construction work. See section 6 condition 10. 10. The development could lead to damage to the trees on the western edge of Haversham First School Playing field Noted. Condition recommended and discussed at paragraph 5.4. See section 6 condition 12..

11. There are restrictive covenants on the land preventing Noted. This is not a planning consideration. residential development on this land.