APP 04 Application Number: 13/01607/OUT Outline Planning

APP 04

Application Number: 13/01607/OUT Major Outline planning permission for the construction of residential development

AT Site At Days Inn Hotel , M1 Motorway Service Area North And South, Little Linford Lane

FOR Welcome Break Group Ltd

Target: 25th October 2013

Ward: Hanslope Park Parish: Great Linford Parish Council

Report Author/Case Officer: Stephen Gee Contact Details: 01908 253145 [email protected]

Team Leader: Nicola Wheatcroft 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 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 proposed development is located on the site of the existing 92-bedroom Days Inn hotel and car park which are currently accessed from Little Linford Lane and the rear service entrance to Newport Pagnell Motorway Service Area.

1.3 The site is made up of 4 buildings, the hotel car park and a lawn that form the hotel grounds. The 4 on-site buildings are the main hotel building, a bungalow (ancillary use to the main hotel), a small store building and a garage. The bungalow is not in residential use currently and has not been for at least 10 years.

1.4 This application, along with a full planning application for a new hotel and office building, submitted simultaneously, (ref. 13/01608/FUL) form a comprehensive re-development of the site guided by an over-arching

masterplan.

1.5 This application site is bounded to the north by a highways depot with Little Linford Lane beyond and the Redhouse Park (Northern Expansion Area (NEA) Area 4) development to the south which is currently undeveloped but has the benefit of a resolution to approve planning permission ref. 12/02253/MKPC for 116 dwellings subject to a S106 Agreement following consideration at the Council’s Development Control Committee on 7th November 2013.

1.6 The application site is bounded to the west by a public bridleway no. 47 and Linford Lakes beyond. To the east of this application site is part of the grounds of the hotel which is subject to a separate full planning application ref. 13/01608/FUL submitted simultaneously with this application.

1.7 The northern and western boundaries of the application site are enclosed with existing native tree and shrub planting, the southern boundary features both native planting and a non-native conifer hedge. To the eastern edge of the site there are a number of trees in the grass bank running adjacent to the Motorway Service Area access road. There is a general fall in level across the site from the south east to the north west corner.

1.8 Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report.

1.9 The Proposal

This application proposes to demolish the existing hotel building and seeks consent to develop the site for residential use. An indicative scheme is submitted with this application, however the applicant seeks outline planning permission for the principle of residential development only with all other matters reserved (access, appearance, landscaping, layout and scale) and so the indicative scheme is for illustrative purposes only.

1.10 The indicative scheme illustrates that 60 dwellings could be accommodated on this site with sufficient car parking, open space and other works. Access could be taken from the proposed link road which would join this part of the Northern Expansion Area to the rest of Redhouse Park.

1.11 The indicative layout illustrates a higher density of development fronting onto the proposed extension of Top Fair Furlong, and a lower density arrangement in the ‘Lanes and Lakes’ area to the west (adjacent to Linford Lakes). The overall density of the indicative scheme is 31 dwellings per hectare.

1.12 In accordance with the requirements of the Northern Expansion Area Development Framework, the proposal includes a continuation of a bus route from Redhouse Park to Little Linford Lane. A bus gate is also proposed restricting access for vehicles of the existing and proposed residential developments to and from Little Linford Lane. All traffic serving the residential development is proposed to come from the south via the existing Redhouse

Park development. All traffic for the hotel and office building and the bus service would be accessible to and from Little Linford Lane.

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

2.1 National Policy National Planning Policy Framework (March 2012) paragraph:

12 Accordance with Development Plan 14 Presumption in favour of Sustainable Development 17 Core Planning Principles 18-19 Securing economic growth 32 Transport 56-66 Design 103 Flood Risk 173 Ensuring viability and deliverability

2.2 Local Policy

Core Strategy

CS1 Milton Keynes Development Strategy CS2 Housing Land Supply CS11 A Well Connected Milton Keynes CS12 Developing Successful Neighbourhoods CS13 Ensuring High Quality, Well Designed Places CS19 The Historic and Natural Environment CS21 Delivering Infrastructure

Adopted Milton Keynes Local Plan 2001-2011

D1 Impact of Development Proposals D2 Design of Buildings D2a Urban Design Aspects of New Development D4 Sustainable Construction EA6 Northern Expansion Area NE3 Biodiversity and Geological Enhancement T1, T2, T3, T5, T9, T10, T15 Transport and Parking H1 Land Allocated for Housing H4 Affordable Housing – target and threshold H5 Affordable Housing – site and market conditions H8 Housing Density H9 Housing Mix L3 Leisure and Recreation Provision PO4 Percent for Art

Supplementary Planning Guidance

Northern Expansion Area Development Framework (May 2004)

Parking Standards (January 2005) and Addendum (April 2009) Sustainable Construction (April 2007) Affordable Housing (March 2013) Social Infrastructure Planning Obligations (September 2005) Planning Obligations for Education Facilities (December 2005) Planning Obligations for Leisure, Recreation and Sports Facilities (2005) New Residential Development Design Guide (April 2012)

Other Documents

Northern Expansion Area Development Brief and Design Code (August 2005)

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

3.1 1. Principle of Development 2. Layout and Built Form 3. Traffic, Street Design, Access and Parking 4. Site Viability, Affordable Housing and Planning Obligations

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

4.1 It is recommended that planning permission be granted subject to the conditions set out at the end of this report and a S106 Agreement to secure a proportion of affordable housing and S106 contributions in line with either Option 1 or Option 2, provision of a Redway link from Little Linford Lane and a mechanism for a re-appraisal of the viability of the scheme at the time of the submission of reserved matters and a provision for the Council to require a proportionate increase in affordable housing and S106 contributions should viability improve.

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

5.1 Principle of Development

The application site is part of the Northern Expansion Area allocated in the Milton Keynes Local Plan (Policy EA6). The Northern Expansion Area Development Framework allocates the site as ‘mixed-use’ to include a replacement hotel and the delivery of a bus only link to Little Linford Lane.

5.2 The application site is not identified as a specific housing site under Policy CS2: Housing Land Supply of the Core Strategy. However, the applicant has promoted the site through the Council’s Strategic Housing Land Availability Assessment and the Site Allocations Development Plan Document ‘call for sites’, where it was identified as being a potentially suitable housing site.

5.3 The Council’s Development Plans Officer has confirmed that the principle of some housing development as part of the mix of uses in this location would be acceptable. In addition, Policy CS1 of the Core Strategy sets out a priority for

the completion of the existing Local Plan Expansion Areas. The current proposal would deliver the completion of an expansion area in accordance with the Milton Keynes Development Strategy. The principle of the proposed development is therefore acceptable.

5.4 Layout and Built Form

The design and layout of the site is not a matter for consideration as part of this outline planning application. However, an illustrative master plan has been submitted to show a potential option for the layout of the site which demonstrates that 60 dwellings could be achieved and represents an overall density of 31 dwellings per hectare which is consistent with the density of NEA Area 4 on the adjacent Redhouse Park development. The exact layout would be fully considered at reserved matters stage.

5.5 The NEA Development Framework Plan (May 2004) does not address development form on the application site. However, the Northern Expansion Area is identified as having a range of densities moving from a more structured high density along the main residential street to a lower density and more relaxed building form where the development fronts onto open space areas. The illustrative master plan demonstrates that a residential development could be accommodated on this site in accordance with these design principles.

5.6 The proposed illustrative layout indicates an area of open space that continues the western open space buffer provided in the rest of the Northern Expansion Area. In accordance with Policy L3 of the Milton Keynes Local Plan the illustrative layout also indicates the provision of a local play area. All open space and play area details would be fully considered at the reserved matters stage.

5.7 Traffic, Street Design, Access and Parking

The proposed development is supported by a Transport Assessment which has assessed the traffic impact of both the full application for the hotel and office and this outline planning application for residential development to ensure that there is sufficient road capacity for the proposals as set out in the master plan.

5.8 The Transport Assessment concludes that there would be no significant impact on any of the key junctions considered. The Council’s Senior Highways Engineer agrees with the findings of the Transport Assessment and is satisfied that the proposed development has no significant impact on the local highway network.

5.9 This application is for outline planning permission for the principle of residential development only with all matters, including street design, parking and means of access reserved for future consideration through an application for the approval of reserved matters.

5.10 In accordance with the requirements of the Northern Expansion Area

Development Framework, all motorised traffic to the residential site would come to and from the site via the Redhouse Park development to south. The provision of a bus-only gate as part of the proposed hotel and office development would ensure that vehicles from this residential development and Redhouse Park would not be able to gain access to or from Little Linford Lane.

5.11 The Council’s Senior Highways Engineer and the Highways Agency have both confirmed that they have no objections to the proposed outline application for residential development, subject to a condition to restrict occupation of the residential development until the bus gate is provided and also for the construction of a Redway to Little Linford Lane along the road that provides rear access to the Motorway Service Area.

5.12 A condition has been recommended for the installation of the bus gate prior to the occupation of any dwellings. The proposed Redway extension is on land that is currently owned by the Secretary of State for Transport and therefore the provision of this Redway would be secured through a S106 Agreement with the Highways Agency included as a party to this Agreement.

5.13 Site Viability, Affordable Housing and Planning Obligations

In accordance with Core Strategy Policy CS21 (which now replaces Local Plan policies PO1 and PO2) and Local Plan Policy PO4 and the related Supplementary Planning Documents and Guidance, the applicant is expected to enter into a S106 Agreement to secure appropriate contributions which would also include affordable housing on site.

5.14 The costs associated with constructing the proposed new hotel and office building (under application 13/01068/FUL) are higher than the proposed end value of these buildings. The profit generated from the sale of the residential site is necessary to offset this loss and therefore the applicant states that they can only viably provide a limited level of affordable housing and S106 contributions as part of this outline planning application.

5.15 If considered in isolation the proposed outline application for residential development could secure a higher proportion of affordable housing and S106 contributions. However, this application has been submitted in order to support the commercial development of the new hotel and office. Members should consider whether this principle is acceptable or not.

5.16 The proposed residential development is consistent with the principle of a mixed-use development in this location and allows the completion of the Northern Expansion Area. It would also enable the development of the new hotel and office and the associated economic benefits this would bring. For these reasons, in this instance the principle of accepting a reduced contribution for the residential development on order to enable the development of the new hotel and office is acceptable.

5.17 Para 173 of the National Planning Policy Framework states that: ‘Pursuing sustainable development requires careful attention to viability and

costs in plan-making and decision-taking. Plans should be deliverable. Therefore, the sites and the scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their ability to be developed viably is threatened. To ensure viability, the costs of any requirements likely to be applied to development, such as requirements for affordable housing, standards, infrastructure contributions or other requirements should, when taking account of the normal costs of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable’.

5.18 Table 1 provides a breakdown of the current SPD/G requirements based on the submitted illustrative scheme of 60 dwellings. This represents a contribution of £20,795.95 per dwelling.

5.19 The Council’s Children and Families department have confirmed that contributions towards Early Years are required due to a significant shortfall in places and a contribution to Primary Education is needed due to a projected shortfall in places from September 2013. However, the Secondary and Post 16 requirements could be reduced as the impact on school places is not as severe in this area.

5.20 The Council’s Passenger Transport Officer has also requested a contribution of £69,480 towards the re-routing of the bus service and to provide an annual bus pass for the first occupier of each new dwelling.

5.21 A response has not been received from NHS England. However, based on previous concerns expressed by Members regarding GP facilities in Milton Keynes and the impact this development would have on existing facilities, a S106 contribution has been identified that could be allocated towards GP facilities to serve the residents of the development. However, it is recommended that the S106 should be drafted to enable flexibility for redistribution of funds towards other items of infrastructure identified as required in the event that the NHS do not come forward with a proposal for the expenditure of this contribution.

5.22 Great Linford Parish Council has requested a commuted sum of £30,000 to the Parish Council to enable 20 new allotment plots. This figure is higher than the calculated figure based on the Council’s Planning Obligations for Leisure, Recreation and Sports Facilities SPG which is £5,625. The Parish Council has also requested a proportion of S106 funding for artworks to be used to support the Parish Council Gyosei Art project. The full amount of contributions for both allotments and public art based on the relevant SPD/G requirements has therefore been identified as essential.

Table 1: S106 Contributions (Based on indicative scheme of 60 dwellings)

Current SPD/G Requirement SPD/G Amount Deemed essential

Social Infrastructure (total) £318,953.40

Library £13,602.60 Adult Continuing Education £6,457.80 Crematorium/Burial Grounds £5,496.00 Museums and Archives £9,618.00 Hospital Facilities £47,059.50 GP Facilities £47,059.50 £47,059.50 Waste Management £15,526.20 Social Care - Day Care £3,297.60 Social Care - HOPs £20,197.80 Emegency Services £3,022.80 Voluntary Sector £11,404.20 Milton Keynes University £43,418.40 Milton Keynes College £15,388.80 Inward Investment £11,404.20 Public Art - 1% rest of Borough £60,000.00 £60,000.00 Waste Receptacles £6,000.00

Leisure, Recreation and Sports (total) £331,686.09

Playing Fields £58,567.50 Local Play £80,850.00 Neighbourhood Play £102,600.00 Community Hall £13,930.80 Local Parks £14,700.00 District Parks £29,400.00 Swimming Pool £19,018.99 Allotments £5,625.00 £5,625.00 Sport Hall £6,993.80

Education (total) £527,637.23

Early Years £42,507.28 £42,507.28 Primary pupils £210,035.95 £210,035.95 Secondary pupils £226,060.56 Post 16 pupils £49,033.44

Transport

Re-Routing of Bus Service £69,480.00 £69,480.00

Total £1,247,756.72 £434,707.73 Per dwelling £20,795.95 £7,245.13 (+Policy D4) (+Policy D4)

5.23 The applicant has provided a residual appraisal to demonstrate the viability position at given levels of S106 and affordable housing contributions. The viability assessment takes into account the costs and values associated with both the proposed residential development and the hotel and office development, including the abnormal costs associated with the demolition of the existing hotel building and the provision of the bus infrastructure.

5.24 A copy of the viability assessment summary is attached as an appendix to this report and a full breakdown of the costs and values of the viability appraisal has been provided to Members as red papers. The Council’s Valuer has assessed the viability appraisal and has concluded that the assessments submitted convey an accurate reflection of the proposed development’s viability.

5.25 The viability appraisal states that providing 30% affordable housing units (18 units - 9 affordable rent units and 9 shared ownership units) and delivering the policy requirement level of S106 contributions produces a deficit of £3,361,853. Even when the scheme provides zero affordable housing and zero S106 contributions the appraisal analysis produces a deficit of £1,217,646.

5.26 The deficit amounts illustrated represent the amount of developer return (profit) that the applicant would have to forego in order to see the development come forward. For example, in order to deliver a policy amount of affordable housing and S106 contribution, the applicant would have to effectively ‘write off’ some £3,361.853 of usually obtainable developer profit in order to proceed with the scheme. This would produce an actual developer return of -4.48%. If one removes all of the affordable housing and S106 contributions the appraisal produces an actual developer return of 10.45%.

5.27 Although it is clear that the viability of the scheme even when adopting zero affordable housing and zero S106 contributions produces a developer return below what one would expect a reasonable developer to achieve, the applicant has acknowledged the importance of delivering an amount of affordable housing and S106 contributions to deliver the essential infrastructure to mitigate the impact of development. The Applicant has therefore confirmed that they are prepared to proceed with the development on the basis of the following two options.

Option 1 – 15% affordable housing (9 units – 4 affordable rent, 5 shared ownership) and a S106 contribution of £594.837 (£9,913.95 per dwelling based on a scheme of 60 dwellings). Option 2 – 20% affordable housing (12 units – 10 affordable rent, 2 shared ownership) and a S106 contribution of £375,776 (£6,262.93 per dwelling based on a scheme of 60 dwellings).

5.28 Option 1 would produce an actual developer return of 3.89% and Option 2 would present an actual developer return of 2.40%. Any affordable housing or S106 contributions above this amount would produce too low a level of developer return that would mean that the applicant would not proceed with the development.

5.29 It is recommended that Members agree to Option 1 as this provides an equal distribution of S106 and affordable housing requirements and provides sufficient funds to meet the essential infrastructure requirements. It is also recommended that any residual funds be distributed to other infrastructure elements and the allocation of these funds be delegated to the Head of Development Management in consultation with Great Linford Parish Council.

5.30 If Members are minded to agree Option 2, it is recommended that any reduction in the allocation of funds be delegated to the Head of Development Management in consultation with Great Linford Parish Council.

5.31 As this is an outline planning application for the principle of residential development the S106 contributions would be applied on a per unit basis. In addition, as all future details including the exact number of dwellings will come forward though a future reserved matters application up to five years from the date of the outline planning permission it is recommended that if planning permission is issued an obligation should be included within the S106 Agreement to require any future developer of the site to submit a re-appraisal of the viability of the development at the time of the application for the approval of reserved matters which should consider the actual costs and end values of the hotel and office building.

5.32 Appropriate clauses should also be added into the S106 Agreement so that If the re-appraisal demonstrates an increase in the viability then the developer should provide a proportionate increase in the amount of affordable housing and S106 contributions offered.

5.33 Conclusions

The proposed application is part of a comprehensive masterplan for the redevelopment of the existing Days Inn Hotel. The application seeks permission for the principle of residential development only with all other matters reserved for future consideration.

5.34 The proposal for part of the site to be developed as residential is necessary in order to enable the development of the new hotel and office building. Residential development as part of the mixed-use development of this site is considered appropriate for this location which is adjacent to the Redhouse Park development. The principle of residential development is therefore considered acceptable.

5.35 The application is supported by a viability assessment which considers the total amount of S106 contributions that can viably be provided whilst maintaining a level of affordable housing. Overall, the contributions offered are sufficient to address the items of infrastructure deemed essential to mitigate the impact of the development and therefore the level of S106 contributions and affordable housing proposed is considered acceptable as a means of achieving a viable and deliverable scheme.

5.36 It is therefore recommended that this application is approved, subject to the conditions set out below and a S106 Agreement to secure a proportion of affordable housing in line with either Option 1 or Option 2 above, provision of a Redway link to Little Linford Lane and a mechanism for the re-appraisal of the viability of the scheme at the time of the submission of reserved matters and a provision for the Council to require a proportionate increase in affordable housing and S106 contributions should viability improve.

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. Application(s) for approval of the access, appearance, landscaping, layout and scale of the development (hereinafter called ‘the reserved matters’) shall be made to the Local Planning Authority before the expiration of five years from the date of this permission.

Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby permitted shall be begun on or before the expiration of two years from the date of the approval of the last of the reserved matters to be approved.

Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004.

3. The details to be submitted for approval of the reserved matters shall include a scheme for parking and manoeuvring within the development in accordance with the Milton Keynes Council Parking Standards SPG and the Council’s New Residential Development Design Guide. The approved scheme shall be implemented and made available for use before the occupation of any part of the development hereby permitted.

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

4. No part of the development hereby permitted shall be occupied until such time as the bus stops and the bus gate to restrict vehicular access to and from Little Linford Lane has been installed.

Reason: In order to ensure a fully operational sustainable transport network is provided to serve the proposed development.

5. The total run-off from all portions of the site (as shown by the title boundary on drawing H7809-26 Rev.F as Appendix G in the Flood Risk Assessment dated July 2013 Rev.2) shall be limited to the discharge rates shown in Table 6 of the Flood Risk Assessment.

Reason: To ensure the proposed development does not increase the risk of flooding elsewhere.

6. Prior to the commencement of development, a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, has been submitted to and approved in writing by the Local Planning Authority. The drainage strategy should demonstrate the surface water run-off generated up to and including the 100 year critical storm will not exceed the run-off form the undeveloped site following the corresponding rainfall event. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: - Details of all elements (i.e. modelling reference labels, designs, diameters, gradients, dimensions, and so on of all pipes, inspection chambers and flow control device(s)) of the proposed drainage systems should be provided as part of the detailed surface water drainage scheme. - Overland flood flow routes and subsequent flood risk in the event of surface water system failure. It is essential the flood flow is routed away from vulnerable areas and property, and that the development remains ‘safe’. - Clear details of the ownership and responsibility of maintenance of all drainage including pipe networks, control structures and SUDS elements for the lifetime of the development.

Reason: To prevent flooding by ensuring the satisfactory storage and disposal of surface water from the site and to reduce the risk of flooding to the proposed development of future users.

7. Prior to the commencement of development, a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved in writing by the Local Planning Authority:

(1) A Preliminary Risk Assessment (PRA) including a Conceptual Site Model (CSM) of the site indicating potential sources, pathways and receptors, including those off site. (2) The results of a site investigation based on (1) and a detailed risk assessment including a revised CSM. (3) Based on the risk assessment (2) an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. The strategy shall include a plan providing details of how the remediation works shall be judged to be complete and arrangements for contingency actions. The plan shall also detail a long term monitoring and maintenance plan as necessary. (4) No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the remediation strategy in (3). The long term monitoring and maintenance plan in (3) shall be updated and be implemented as

approved.

Reason: To protect and prevent the pollution of controlled waters (particularly the underlying Principal and Secondary A aquifers, EU Water Framework Directive drinking water protected area and River Great Ouse) from potential pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice.

8. If during development contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the Local Planning Authority) shall be carried out until the developer has submitted a remediation strategy detailing how this unsuspected contamination shall be dealt with and obtained written approval from the Local Planning Authority. The remediation strategy shall be implemented as approved.

9. Prior the commencement of development, a scheme for surface water disposal, including details of surface water from the highway, shall be submitted to and approved in writing by the Local Planning Authority. Infiltration systems shall only be used where it can be demonstrated that they will not pose a risk to groundwater quality. The development shall be carried out in accordance with the approved details and no building shall be occupied until the works for disposal of surface water have been constructed in accordance with approved details.

10. Piling or any other foundation designs and investigation boreholes using penetrative methods shall not be permitted other than with the express written consent of the Local Planning Authority, why may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approved details.

pollutants associated with current and previous land uses in line with National Planning Policy Framework (NPPF), paragraphs 109, 120, 121 and Environment Agency Groundwater Protection: Principles and Practice.

11. The details to be submitted for approval in accordance with the reserved matters shall include a sustainability statement detailing the sustainable construction techniques to be used in accordance with Policy D4 of the Milton Keynes Local Plan (2001-2011) and the Sustainable Construction Supplementary Planning Document (adopted April 2007). The statement shall be agreed in writing by the Local Planning Authority and the approved scheme shall be implemented in full prior to the occupation of each dwelling.

Reason: To ensure that the development complies with the Council's objective for Sustainable Development in accordance with Policy D4 of the Adopted Local Plan: 2001-2011.

12. The reserved matters shall take account of the ‘Secured by Design’ principles and be accompanied by a report which demonstrates the way in which the scheme has been developed to address ‘Secured by Design’ principles.

Reason: In the interests of reducing crime and disorder.

13. Prior to the commencement of development, a scheme providing for the insulation of the proposed dwellings against the transmission of external noise shall be submitted to and approved in writing by the Local Planning Authority. The works thereby approved shall be completed before any of the permitted dwellings are occupied and be retained thereafter.

Reason: To safeguard the future occupiers of the dwellings from disturbance from significant noise sources in the vicinity.

14. All recommendations relating to habitats and protected/notable species as detailed in chapters 6.2 and 6.3 of the Middlemarch Environmental Extended Phase 1 Habitat Survey Report number RT-MME-112306-01 shall be implemented concurrently with the development and maintained thereafter.

Reason: In the interests of biodiversity in accordance with Policy NE3 of the Milton Keynes Local Plan 2001-2011.

15. All recommendations relating to bat mitigation measures and post- construction population monitoring as detailed in the Middlemarch Environmental Bat Mitigation Strategy: Document 2, Report number RT- MME-114489-02 shall be implemented concurrently with the development and maintained thereafter. Special notice shall be paid to the following: if any lighting is required within the vicinity of the bat boxes or wall crevice units, it shall be low level, wit baffles to direct the light away from the boxes and units, thus preventing severance of bat commuting and foraging routes.

Reason: In the interests of biodiversity in accordance with Policy NE3 of the

Milton Keynes Local Plan 2001-2011.

16. Prior the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority. The CEMP shall set out site procedures to be adopted during the course of construction including working hours, intended routes for construction traffic, details of vehicle wheel washing facilities, location of site compound and how dust and other emissions will be controlled. The development shall be carried out in accordance with the agreed CEMP.

Reason: To protect the amenity of surrounding areas.

17. No building or other site works shall be carried out before 8am or after 6pm Monday to Friday, nor before 8am or after 1pm on Saturdays, or at any time on Sundays or Bank Holidays.

Reason: To limit the detrimental effect on adjoining occupiers by reason of noise or disturbance.

Appendix to 13/01607/OUT

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 02/02186/FUL Erection of three storey hotel, new vehicular access and associated car parking to replace existing.

The application site related to 1.5 hectares of land nearest to the motorway service area. It proposed the demolition of the existing hotel and its replacement (in a similar location to the current application) with a three storey hotel providing 138 bedrooms, associated reception area, restaurant, kitchen and meeting rooms. The access arrangements were to remain unaltered, however the application did incorporate a new bus only link to serve the Northern Expansion Area. This route, controlled by a series of barriers, was proposed through the car park of the hotel.

A resolution to grant planning permission on this site was made at Milton Keynes Council Development Control Committee subject to the completion of a S106 agreement. However, although discussions on the S106 agreement reached an advanced stage, there is no record of it being signed, and the Council’s own records do not show that planning permission was ever issued

13/01608/FUL Redevelopment of site with the construction of hotel (Use Class C1), office building (Use Class B1), access roads, car parking, landscaping and other ancillary works PENDING CONSIDERATION

A2.0 ADDITIONAL MATTERS

(Matters which were also considered in producing the Recommendation)

A2.1 Noise Assessment

An assessment of potential noise impacts has been submitted. This is relevant for the whole site and the assessment covers the masterplan area, not just the area which is subject to this planning application.

A2.2 The predominant noise source is the M1 motorway which is located to the east of the development site. Noise was measured across the site and then modelled against the scheme to include the noise that would come from the future use of the site, including the potential four buses an hour to travel along the ‘bus only’ link to Little Linford Lane.

A2.3 The noise assessment concludes that the location of the proposed hotel and office building provides an appropriate noise and visual barrier between the proposed residential development site and the Motorway Service Area such

that an acceptable residential development can be achieved.

A2.4 The Council’s Environmental Health Officer has confirmed that they have no objections to the proposed development However as this is an outline planning application it is recommended that a condition is added for a further noise assessment as part of any application for the approval of reserved matters to consider the impact of external noise on the proposed dwellings and any necessary insulation.

A2.5 Flood Risk Assessment

The Environment Agency Flood Zone Map confirms that the site is within Flood Zone 1 having a ‘low probability’ of flood risk. A Flood Risk Assessment has been undertaken and covers all of the land within Welcome Break’s ownership. Surface water run-off for the development has been modelled using drainage software to determine the maximum storage capacity requirements for the two planning applications.

A2.6 The proposed office and hotel area drainage strategy would have independent features from the attenuation features suggested for the outline application for the residential development. Both developments would ultimately outfall into the lake located on the western boundary of the site.

A2.7 The recommended surface water drainage strategy for the hotel and office area is proposed to consist of permeable paving, a SUDs pond and cellular underground storage. The proposed surface water drainage strategy for the residential development is proposed to consist of cellular underground storage.

A2.8 The Flood Risk Assessment concludes that the proposed development could be undertaken in a sustainable way without increasing the flood risk to or caused by the proposed development.

A2.9 The Environment Agency have confirmed that they have no objections to the proposed hotel and office development subject to a condition to control the surface water discharge rates from the development in accordance with the Flood Risk Assessment.

A2.10 Landscaping

Landscaping is a reserved matter that does not form part of this outline planning application. Notwithstanding, the applicant has submitted an illustrative strategic landscaping plan to show how landscaping could be integrated with any residential development.

A2.11 The strategic landscaping plan demonstrates that existing planting around the site would be retained and supplemented with additional planting. An additional area of open space and a site for a local play area are indicated. All landscaping, open space and play area details would be fully considered at the reserved matters stage.

A2.12 Ecology

An extended Phase One habitat survey was undertaken in August 2012 in order to ascertain the general ecological value of the land contained within and adjacent to the boundaries of the site and to identify the main habitats associated with the site.

A2.13 No direct impacts as a result of the proposed development were identified on the 8 non-statutory nature conservation sites within 1km of the application site. In terms of the development’s impact on habitat, there would be some impact as a result of the proposed works. However, all were identified as having low ecological value and being common with the local area, supporting a limited number of common plant species which could be easily recreated post development.

A2.14 Bats were observed roosting on the site in an area of broken tiles on the south face of the three storey hotel block. A detailed bat survey estimated that a population of less than 5 bats is present. A bat mitigation strategy is provided as part of this application and this recommends the provision of alternative roosting sites, appropriate timing of works to reduce impacts and the minimising of additional lighting. This includes the installation of 12 bat boxes in suitable trees on the north and western boundaries of the site and two wall cavity bat units on the south and east elevations of the proposed office building. The mitigation strategy includes a timetable of works to limit the impact of construction on roosting bats.

A2.15 Natural England has confirmed that they do not object to the application. The Council’s Ecologist also has no objections to the proposed development subject to conditions to ensure the implementation of the proposed bat mitigation measures and post-construction monitoring and for the approval of landscaping details.

A2.16 Sustainable Construction

As this is an outline application for the principle of residential development only, a sustainability statement has not been produced at this stage. However, the applicant has confirmed a commitment to comply with Local Plan Policy D4 and the Council’s Sustainable Construction SPD. A condition has been recommended requiring these details to be submitted as part of any application for the approval of reserved matters.

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 Highways Agency

No objection subject to a condition to construct the bus Condition 4 proposed. To be agreed with the Highways gate. The principle of a Redway to Little Linford Lane has Agency - An update will be provided at DCC. been accepted. Please also refer to paras 5.11-5.12.

A3.2 Environment Agency

No objection subject to conditions to control surface water Conditions 5 - 10 proposed. run-off discharge rates, approval of a surface water drainage scheme, groundwater and contaminated land, surface water disposal and a restriction on piling or any foundation designs using penetrative methods.

A3.3 Natural England

No objection. Noted.

A3.4 TVPA Crime Prevention Design Adviser

1. No objection subject to a condition to ensure that the 1. Condition 12 proposed. development achieves Secured by Design accreditation.

2. The following observations are in respect of the 2. These matters will be considered as part of any future submitted layout, which is accepted is for illustrative application for reserved matters. The left over land forms

purposes only. part of the NEA Area 4 development and an appropriate • The layout should be amended to ensure that the boundary treatment will be agreed as part of this balancing pond is overlooked. development so that no gap is left. • If it is necessary to back the properties onto the hotel car park then the boundary treatment should be a robust structure such as a wall. It should also have trellis above and planting in front to help prevent unauthorised intrusion. • If there is an intention to connect the residential development into the footpaths of NEA4 then this should be via a public, adopted, route. • Have concerns about the left over land between the layout and the NEA4 development. This should be incorporated into one of the developments so no gap is left.

A3.5 MKC Senior Landscape Architect

If a play area is necessary then it seems sensible to exploit This is shown indicatively, but will be considered as part of the proposed open space with the pond and redesign this any future application for reserved matters. area to meet Policy L3 requirements.

A3.6 MKC Environmental Health

No objections subject to a condition for the developer to Condition 7, 8 and 13 proposed. carry out an assessment of ground conditions prior to the commencement of development and a condition for submission of a noise assessment to consider the impact of external noise on proposed dwellings.

A3.7 MKC Highways Development Control

1. Whilst the layout on the masterplan is not for detailed 1-2. These matters will be considered as part of any future consideration, the development will need to provide application for reserved matters. sufficiently sized turning spaces for service delivery and refuse collection vehicles. 2. Car parking should be provided in accordance with Council parking standards and will be expected to comply with the space dimensions given in the Residential Design Guide. 3. Access to this site for motorised traffic will be from an 3. Noted. extension to Top Fair Furlong. Top Fair Furlong isn’t in the ownership of the applicant but is covered by a legally binding Section 38 agreement for which Milton Keynes Council are in possession of a bond. 4. An indicative Redway is shown and would be secured 4. A Redway should be provided from the site to Little through the S106 Agreement. Please refer to paras 5.11- Linford Lane. 5.12. 5. Agree with the findings of the Transport Assessment that 5. Noted. Please refer to paras 5.7-5.8. the proposed development results in no significant impact on the local highway network.

A3.8 MKC Urban Design

1. Detailed design will be determined through Reserved 1-6. Noted. All matters will be considered as part of any Matters. These should accord with the guidance set out future application for reserved matters. in the Residential Design Guide. 2. Design and Access Statement does not consider the impact of the storage area to the north as part of the contest of the site. If the existing storage area remains, then provision should be made for a strong landscaping screen on this boundary. 3. In broad urban design terms, the proposed layout is

acceptable in that it follows ‘perimeter block’ principles. When detailed proposals are brought forward, greater attention should be paid to creating enclosure and streets that are principally defined by the position of buildings rather than the route of the carriageway. 4. Provision should be made for pedestrian access to the public footpath which runs west along the boundary. 5. A mix of densities relating to different character areas is supported. However, the split shown within the Design and Access Statement has different characters on opposite sides of the street. 6. A low density character fronting the Lakes is appropriate. However, I would suggest that the character of the Main Street should be higher density at its southern end, becoming lower density at its northern end.

A3.9 MKC Conservation and Archaeology

I have considered the evidence in the Historic Environment Noted. Condition 24 proposed for application 13/01608/FUL. Record and would consider the site itself to be of low potential for buried archaeological remains. However, the present hotel building itself does possess some significance such that it should be properly recorded prior to its demolition. This record may be secured by a standard condition attached to the FUL application.

A3.10 MKC Policy D4: Sustainable Construction

No objection subject to a condition for a sustainability Condition 12 proposed. statement to be submitted with the reserved matters application.

A3.11 MKC Passenger Transport

1. The access road from Northern Expansion Area should 1. This is covered through Conditions 2 and 6 proposed for be delivered prior to any occupation of either site, as I application 13/01608/FUL. wouldn’t want to see the hotel ready to occupy and not get access to this due to works being delayed on the residential element. 2. A contribution is required towards the re-routing of the bus service and an annual bus pass should be provided 2. Please refer to paras 5.13-5.32. to the first occupier of each new dwelling.

A3.12 MKC Ecology

No objection subject to conditions to ensure the Conditions 14 and 15 proposed. development is carried out in accordance with submitted Extended Phase 1 Habitat Survey, to secure approval of a detailed bat mitigation and monitoring strategy and to approve landscaping details.

A3.13 MKC Development Plans

No policy objections to residential development of this land. Noted. Please refer to paras 5.1-5.3.

A3.14 MKC Housing Strategy and Development

As per the Affordable Housing SPD 2013, the development Please refer to paras 5.13-5.32. will require 30% Affordable Housing (25% Affordable Rent and 5% Shared Ownership) ‘pepperpotted’ through the site.

A3.15 Great Linford Parish Council

1. GLPC request that they are included in any discussions 1. Noted. GLPC will be included in discussions relating to

MKC may have with the developer to provide planning planning obligations. obligations associated with the development to benefit the community. 2. GLPC request that MKC requires the developer to 2. In accordance with the Council’s Planning Obligation for provide a S106 commuted sum of £30,000 to GLPC to Leisure, Recreation and Sports Facilities SPG a sum of enable 20 new allotment plots to be constructed on a site £5,625 has been calculated. Please refer to 5.13-5.32. within the GLPC area for residents of the NEA site.

A3.16 Local Residents

Land owners of the adjacent Parc Farm, Northern Noted. Expansion Area and Motorway Service areas sites were notified of the application.

No comments were received.

A3.17 Ward Members

The Ward Councillor for Hanslope Park was consulted on Noted. the application. No comments were received.