05/01415/FUL NEW ROAD ACCESS TO SHED AND TRIANGULAR BUILDING, INCLUDING SLEWING OF & RAILWAY LINE, NEW BRIDGE OVER CANAL AND PARKING

05/01416/FUL PROPOSED ACCESS ROAD FROM OLD ROAD AROUND THE EASTERN PART OF THE SPORTS GROUND WITH RAMP UP TO THE ROYAL TRAIN SHED BUILDING . AT Wolverton Park Sports Ground, Old Wolverton Road, Old Wolverton FOR English Partnerships (as amended by drawing 01.02 Rev P4 received 20.10.2005)

INTRODUCTION

These proposals are to provide essential road access and infrastructure works as part of a proposal to refurbish and convert the Royal Train Shed, Triangular Building and Reading Room, all Grade II listed buildings, and to redevelop the Wolverton Park Sports Ground predominantly for housing. At present, the listed buildings have no economic use and are rapidly falling into disrepair. The only current road accesses are

(i) from a level crossing on McConnell Drive, adjacent to the Electrolux warehouse, along a track by the side of the railway line to the Triangular Building. (ii) From Old Wolverton Road between the two rail bridges into Wolverton Park, along a 3.5m wide track serving the sports ground.

There is no current road access to the Reading Room or the Royal Train Shed buildings

All of the site lies in the ownership of , although Council has a lease on the sports ground, which expires shortly. Negotiations are well in advance for the purchase of the site from Network Rail by a housing developer.

CURRENT APPLICATIONS

These two applications are part of the proposal to provide a new road access from Old Wolverton Road, along the eastern side of the sports ground, then turning through 90 degrees and ramping up to the level of the old railway line to provide access to the Royal Train Shed, Triangular Building and Reading Room. The proposal has been split into 2 parts for reasons of timing, as the proposals under 05/01415/FUL require the slewing of the railway line and the construction of a new deck above the existing Grade II* Stephenson Bridge which carries the current rail line over the . Works affecting the Grade II* bridge and the rail line may be delayed due to the need to consult with and get approval from English Heritage, Network Rail, and British Waterways.

05/01416/FUL proposes the formation of a new 5.5m wide road access to serve the proposed housing development. It involves the considerable widening of the existing sports ground access to provide a 3 lane junction with a traffic island and footpath connections. The new road into the site requires the widening of the existing track onto part of the current velodrome track and football pitch, and the demolition of the football changing room, floodlights and safety rail. A number of trees at the site entrance would be lost. At the southern end of the sports ground, the road would turn through 90 degrees and ramp up some 6 metres in height to reach the level of the old main line level, the Royal Train Shed and the Triangular Building.

05/01415/FUL proposes a roundabout at the top of the embankment, with one road arm turning north to serve the Royal Train Shed, and another arm turning south, across the canal, to serve the Triangular Building and Reading Room. The southern arm requires the strengthening of the existing bridge, the demolition of some ugly asbestos lean-to structures on the side of the Triangular Building, and the slewing of the railway line further west in order to accommodate the new road access.

These applications are accompanied by 4 applications for listed building consent and conservation area consent to demolish, remove and alter structures attached to the listed buildings or within the Conservation Area. All of the works proposed are of a minor nature and the applications will be dealt with under officer delegated powers.

MAIN ISSUES

1. Highway acceptability 2. Impact upon the setting of the listed buildings and Conservation Area.

PLANNING HISTORY

05/01414/LBC Listed Building Consent for the creation of a new access involving removal of extension and provision of electricity sub station in the Triangular Building - Undetermined

05/01417/LBC Listed Building Consent for the Modification of bridge to provide new road, footway and rail bridge over existing structure - Undetermined

05/01418/LBC Listed Building Consent for the creation of a new access involving the removal of coping from the Royal Train Shed building retaining wall - Undetermined

05/01419/CON Conservation Area Consent for the demolition of football changing room, removal of steps, floodlights, railings and hoardings around the football pitch, removal of wall along Old Wolverton Road, and a section of velodrome banking and fence - Undetermined

04/01760/LBC Listed Building Consent for dismantling of timber grandstand - Withdrawn 05.11.2004

01/01837/FUL Tarmac disused area for model car racing, erection of portakabin and provide car parking for football club - Permitted

01/00985/FUL Change of use of disused land for use as model car racing circuit - Refused

00/01143/FUL Single storey toilet block - Permitted

97/639/MK Erection of single storey building to provide changing/meeting room - Permitted

MK/479/85 Erection of pavilion extensions, treatment room, toilet building and entrance booths and gates - Permitted

MK/54/82 Erection of 8 No, 55 ft high floodlight pylons - Permitted

MK/1120/81 Gymnasium extension to former football changing rooms - Permitted

MK/727/77 ADV Advertisement boards on perimeter fence and behind goals - Consent

MK/439/77 Clubroom, changing and toilet facilities - Permitted

WL/70/69 Toilets - Permitted

PLANNING POLICY

Adopted Milton Keynes Local Plan 1995.

DS6 BRML Site Wolverton and Appendix DS2 LR2 Leisure and Recreation - General Policies AM9 Access and Layout Arrangements DC1 Impact of development proposals on locality DC2 Impact of development proposals on site DC3a Canalside Development DC5 Landscaping DC13 Development affecting Listed Buildings DC14 Development affecting the setting of a Listed Building DC15 Conservation Areas

Milton Keynes Local Plan Second Deposit Version 2002 (as amended).

KS6 D1 Impact of development proposals on locality D2A Design of new development D3 Canalside Development HE2 Buildings of special architectural or historic interest HE5 Development affecting the setting of a Listed Building HE6 Conservation Areas

CONSULTATIONS

The Chief Environmental Health Officer recommends a condition requiring a survey on ground contamination.

The Archaeologist recommends a condition requiring an archaeologist to be present when works commence, and a record made of the findings.

Wolverton & Greenleys Town Council raise no objection to application 05/01416/FUL but suggest that a meeting be held with Old Wolverton Residents Association prior to commenting on 05/01415/FUL.

Sport comments that the application will result in the loss of part of the sports ground. It is aware of the wider proposals for the site and that Milton Keynes Council Leisure Services Department are currently in discussions regarding replacement provision. However until further information is received regarding the proposed replacement provision Sport England registers an objection to the application.

The Environment Agency has no objections to either application, but advises that the site is within 250m of a landfill site which has been assessed as having a low risk from landfill gas, and comments on foil and surface water drainage matters.

The Conservation Officer raises no objection to application 05/01416/FUL, subject to conditions relating to materials and boundary treatment to be agreed. Further information is required on the elevational detail of the brickwork to the new ramp and detail of connection to the plinth.

Comments are awaited from British Waterways Network Rail Highway Engineer English Heritage Landscape Manager

CONSIDERATIONS

These proposals have been the subject of extensive pre-application discussions between English Partnerships, their consultants, Council Planning, Highways and Conservation Officers, Network Rail, British Waterways and English Heritage.

In order to find an economic use for the Grade II listed former railway buildings which will ensure their survival, a priority has been to find a way of providing a vehicular access to serve them. Although McConnell Drive runs parallel to the Triangular Building and at the same level, Network Rail will not allow another vehicular crossing of the rail line which runs between the building and the road, for reasons of rail safety. Network Rail also object to any significant intensification of the use of the existing level crossing which serves the Electrolux warehouse buildings and the now redundant Triangular Building, even though the rail line which is crossed is only used for slow speed shunting processes. The only alternative road access points would be from Stratford Road, which is at a considerably higher level and would involve a ramp down through the listed Triangular Building, or alternatively this proposed access from Old Wolverton Road, through the Sports Ground, and ramped up to reach the level of the Royal Train Shed, Triangular Building and Reading Room.

The proposed new access road from Old Wolverton Road will bring about considerable change to the present character and appearance of Wolverton Park Sports Ground, which lies within the Conservation Area. The widening of the entrance road and the removal of several trees will open up views into the site from Old Wolverton Road. The new 5.5m wide access road and 2m footway will require the removal of most remaining parts of the velodrome track, and will reduce the size of the open space which is currently used as a football pitch. The level of the new road will gradually rise from the entrance to the southern end, at which point the road will turn through 90 degrees and ramp up to join the plinth which supports the old railway line and the Royal Train Shed. This will require the removal of the existing football changing room, together with steps, rails and floodlights, but not the Bowls Club at this time. A planning application to relocate the Bowls Club to land adjacent to Millmead Hall, Road, was approved under 05/00466/FUL, and this work is expected to progress over the next 12 months to allow the Bowls Club to relocate to release its current site for housing development. Detailed proposals for the new housing and for the restoration and conversion of the Royal Train Shed and Triangular Building to housing are being worked upon now, with the intention of submitting a planning application by 15 December 2005. The provision of a new road access, together with underground services, is an essential prerequisite for the proposed housing.

The configuration of the road and its junction with Old Wolverton Road has been developed in consultation with the Council's Highway Engineer, and is considered to be acceptable in principle, subject to minor adjustments in detailed design. It has been designed with 2 exit lanes, but only a left hand turn from Old Wolverton Road. Any traffic from the direction would have to travel past the entrance and go round the Haversham Road roundabout to enter the site from the east.

The impact on the Conservation Area will be the change to the character of the sports ground. At present, the access is low key and the sports ground is well screened by trees. The proposed new road will open up views into the site from Old Wolverton Road, and the new ramped section will be a dominant feature from the open space, and visible from the site entrance. The ramped section will be clad in brick to copy sections of the existing plinth. Subject to the provision of details and materials, the Conservation Officer raises no objections. The views of English Heritage are awaited and will be verbally reported.

Works proposed on top of the plinth to provide the new roundabout, road and parking to serve the listed buildings, will be less intrusive as they will occupy land currently used as rail sidings which has a very functional appearance. The new road alongside the repositioned rail line will only be visible from McConnell Drive, adjacent to 's car park and petrol filling station, and from the Stratford Road bridge. The most significant change will be the strengthening of the Grade II* listed Stephenson Bridge over the Grand Union Canal, which is the original rail bridge, built in the 1830's. Detailed discussions have been carried out with the structural engineer at English Heritage, and with Network Rail and British Waterways. Their views will be verbally reported.

The Sports Council objection to the loss of the football pitch is currently being addressed by the Council’s Leisure Services Department in conjunction with English Partnerships. Although no final solution is yet available, it is expected that an alternative pitch can be provided elsewhere in Wolverton or Milton Keynes to meet these concerns.

CONCLUSION

Whilst the proposed new road and ramped access to the redundant listed buildings will change the current character and appearance of the Wolverton Park Sports Ground, the works are essential if the redundant listed buildings are to be restored and reused. The expected housing development will secure their future, and help regenerate these long neglected buildings, the canalside, and Wolverton town centre. These road proposals will make an essential contribution to the wider physical and social benefits.

RECOMMENDATION

Subject to the receipt of the outstanding consultation replies, it is recommended that planning permission be granted for both applications, subject to conditions on materials, surface treatments, boundary treatment, levels, drainage, contamination and highway works.