Stoke Road, Water Eaton Development Brief (CONSULTATION DRAFT)

Urban Design & Landscape Architecture

www.milton-keynes.gov.uk/udla

August 2016 Stoke Road, Water Eaton, Development Brief

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 Planning and Transport Group Milton Keynes Council Civic Offices 1 Saxon Gate East Milton Keynes MK9 3EJ

T +44 (0) 1908 254766 F +44 (0) 1908 252329 E [email protected]

2 Urban Design & Landscape Architecture

Contents

SECTION 1 SECTION 4

INTRODUCTION DEVELOPMENT OPPORTUNITIES

1.1 Location and Ownership 5 4.1 Development Opportunities 23 1.2 Purpose of the Development Brief 5

1.3 Structure of Brief 7

SECTION 5

SECTION 2 PLANNING & DESIGN PRINCIPLES POLICY CONTEXT 5.1 Introduction 25

2.1 National Planning Policy Framework 9 5.2 Layout 25

2.2 Milton Keynes Local Plan 9 5.3 Key Buildings and Frontages 25

2.3 Core Strategy 10 5.4 Density and Building Heights 25 2.4 Site Allocations Plan 10 5.5 Detailed Design Appearance 25 2.5 SPG/SPDs 10 5.6 Parameters Plan 28 2.6 Corporate Plan 11

2.7 Planning Summary 11 5.7 Sustainable Construction and Energy Efﬁ ciency 28

5.8 Access 28

SECTION 3 5.9 Parking 28

CONTEXTUAL / SITE ANALYSIS 5.10 Public Realm and Landscaping 28

5.11 General Planning Requirements 29 3.1 Introduction 13

3.2 Surrounding Area 13

3.3 The Site 16

3.4 Opportunities and Constraints 24

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SECTION 1: INTRODUCTION

4 Urban Design & Landscape Architecture

1.1 Location and Ownership 1.2.5 Once approved by Milton Keynes Council Cabinet, the guidance contained within the 1.1.1 The site extends to approximately 0.32 ha (0.79 Brief will be a material consideration in helping acres) and is located within the Water Eaton determine a planning application for the site. District of Bletchley. The site is strategically located off Stoke Road & Phelps Road adjacent to the Grand Union Canal (see ﬁ gure 1). Vision Statment

1.1.2 The site is in the ownership of Milton Keynes “To create a high quality residential Development Partnership* (MKDP). development at this waterside location”

1.2 Purpose of the Development Brief

1.2.1 The purpose of this document is to provide

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planning and design guidance for the 4 488 4 488

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development of this site in Water Eaton. This V 5

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L will aid the development process, by allowing D H

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STOKE ROA

developers to submit informed proposals that 3 to 3

HELPS ROAD 9

7 1 P El 3 respond to Council (MKC), landowner and other Sub Sta 5 local stakeholder expectations for the site, and

respect the requirements of MKC planning 232402321 4000

Foot Bridge policy.

1.2.2 The Brief has been prepared to help deliver

the Council’s Corporate Plan Themes and 25

Outcomes as well as the Core Strategy. C

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1.2.3 The consultation process associated with

4 5 h the preparation of this development brief Pat

Grand Union Cana is intended to give all interested parties full H Towing Pat STOKE orse Rid

e R OAD opportunities to set out their aspirations for the l

site and to identify constraints that need to be Site Boundary

Site Boundary accommodated.

Category B - MKB-87j-1 Stoke Road, south of Phelps Road 1.2.4 The Development Brief has been prepared to BLETCHLEY accord with current Planning Policy.

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her

24-09-2012 1:1250 or civil proceedings. Milton Keynes Council 100019593

Figure 1: MKDP Site & Associated Highway Corridor

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Redhouse Park

Blakelands

Oakridge Park Great Linford Tongwell

A5 A508 Bolbeck Old Wolverton New Bradwell Park Stantonbury Pennyland Willen Pineham Stonebridge Willen Bradville Park Neath Hill Old Stony Blue Bridge Stratford Downhead WOLVERTON Wolverton Linford Wood Park Brooklands Mill Bancroft Downs Barn Newlands Greenleys Stacey Bushes Heelands Hodge Conniburrow Fullers Broughton Slade Lea Bradwell Bradwell Abbey Broughton Kiln Farm Bradwell Woolstone Gate Common Middleton Wymbush Rooksley Oakgrove Two Mile Ash Kingston Magna Park

Loughton Fishermead Monkston Monkston Lodge Park Great Holm Brinklow Eaglestone Oldbrook Woughton on-the-green Loughton Kents Hill Crownhill Winterhill Leadenhall Walton Hall Wavendon Gate Knowlhill Woughton Shenley Park Walnut Hall Church End Tree Grange Farm Walton The Bowl Old Farm Simpson Hazeley Shenley Bleak Beanhill Park Medbourne Lodge Hall Oakhill Ashland Walton Park Browns Shenley Wood Woods Redmore 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 Water Park Eaton A421 StoketokokkeRe RoadRRoRoa Water Eaton

Newton Leys Figure 2 Site Location

*MKDP is a limited liability partnership set up by It is a requirement on the MKDP that an adopted Milton Keynes Council to facilitate Milton Keynes’s Development Brief must be in place before they continued growth and economic success by promoting commence marketing or developing any of their larger the development of land assets transferred to the sites. This is intended to enable the Council, following council from the Homes and Communities Agency, in consultation with all interested parties, to set clear line with the Council’s Corporate Plan and Economic expectations for the nature of any future development Development Strategy. MKDP take a commercial and on the site; but also to assist the MKDP in marketing the entrepreneurial approach to sell and develop these site and to give potential bidders/development partners assets with third party developers and investors, whilst a degree of conﬁ dence about the parameters within ensuring full community and stakeholder engagement in which they should develop their proposals. the preparation of development briefs for the sites.

6 Urban Design & Landscape Architecture Gra

WATER EATON Unio

n Ca n nal

Phelps Rd

Stoke Road The Lakes Estate

Figure 3: Aerial View Figure 2: Site Boundary 1.3 Structure of Brief

The Brief is divided into ﬁ ve sections: Section 4 outlines what the Brief is seeking to Section 1 outlines the purpose of the brief, and deliver in terms of land uses the sites location and ownership. Section 5 represents the Key Design and Section 2 describes the planning policy context Development Principles, that should inform any of the site. development proposals. The accompanying Section 3 provides a site analysis of the site Parameters Plan spatially illustrates the design itself and the surrounding area. A thorough principles. understanding of this will have an important bearing on the key design principles and parameters.

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SECTION 2: POLICY CONTEXT

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2.1 National Planning Policy Framework State. They remain in force until superseded by policies in other development plan documents, 2.1.1 The National Planning Policy Framework e.g. Plan:MK*, Site Allocations Plan (see section (NPPF) was published in 2012. At the heart 2.4). of the NPPF is a presumption in favour of sustainable development. 2.2.2 The site is allocated in the Local Plan for the provision of a Housing (Policy 2.1.2 The following sections of the NPPF are of H1,H1A,H2,H4,H5,H8,H9). The site is also particular relevance to the development of this allocated as part of the Wildlife Corridor (Policy site: NE1). • Delivering a wide choice of high quality homes • Promoting healthy communities 2.2.3 Policy H1 (housing on identiﬁ ed sites) sets out • Requiring good design criteria against which housing proposals on allocated sites will be assessed. Policies H4- 2.1.3 As of 6 April 2015, National Planning Policy H5 and L3 set out the Council’s requirements has been strengthened to make it clear that the with regard to affordable housing, and open Government’s expectation is that Sustainable space, respectively. Policy H9 requires that for Drainage Systems (SUDS) will be provided in development proposals of 5 or more dwellings new developments. To this effect it is expected a range of house sizes and types should be that, where planning applications are for major provided. development, the Local Planning Authority must ensure that SUDS are put in place, unless 2.2.4 Policy NE1 of the Local Plan sets out the demonstrated to be inappropriate. Council’s requirements with regard to nature Conservation Sites, including Wildlife Corridors. 2.1.4 Milton Keynes Council will therefore determine planning applications in accordance with 2.2.5 Policy D4 of the Local Plan sets out the national standards and local policy, whilst taking Council’s requirements with regard to into account technical advice provided by the sustainable construction. Lead Local Flood Authority. 2.2.6 Policies D1 and D2 are general design policies 2.2 Milton Keynes Local Plan that apply borough-wide. They look at the impact of development proposals on locality 2.2.1 The Milton Keynes Local Plan was adopted and the design of buildings. Policies T10 and in December 2005. The following Local Plan T15 take account of trafﬁ c and parking provision policies have been ‘saved’ by the Secretary of respectively, while Policy T11 sets out the

*Plan: MK is the new local plan for Milton Keynes. It will eventually replace the Core Strategy and the remaining saved policies in the Milton Keynes Local Plan.

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Council thresholds regarding whether or not a site is allocated for residential development, an Transport Assessment/Travel Plan is required. illustrative layout has been provided (ﬁ gure 4)

2.3 Core Strategy

2.3.1 The Core Strategy was adopted in July 2013

and forms part of the development plan for Site Boundary Milton Keynes. Existing footpaths Parking

Active frontages 2.3.2 Relevant Core Strategy policies include: New pedestrian link

• Policy CSA National Planning Policy Framework Development block - Presumption in favour of sustainable Main vehicular route (indicative) development FigureFigure 6.5 DS24 - TriangleIllustrative Land south layout of Phelps ofRoad the adjacent Site to thefrom canal ‘The - Illustr a • Policy CS10 Housing Lakes Estate Neighbourhood Plan. • Policy CS11 A Well Connected Milton Keynes • Policy CS12 Developing Successful 2.5 Supplementary Planning Guidance Neighbourhoods (SPG)/Documents (SPDs) • Policy CS13 Ensuring High Quality, New 2.5.1 The following Supplementary Planning Designed Places Guidance/Documents (SPG/SPDs) should be • Policy CS18 Healthier and Safer Communities considered as a material considerations when • Policy CS19 The Historic and Natural preparing any planning application for the site: Environment • Milton Keynes Drainage Strategy – 2.3.3 Milton Keynes beneﬁ ts from an innovative and Development and Flood Risk SPG (2004) strategic approach to open space provision and • Sustainable Construction SPD (2007) surface water management. In line with local • Parking Standards 2016 policy contained within the Core Strategy, all • New Residential Development Design Guide new developments will be required to ensure (2012) that ﬂ ood management is planned at the largest • Affordable Housing (2013) appropriate scale, providing sustainable and • A suite of Supplementary Planning Documents strategic surface water drainage as part of a and Guidance relating to Developer network of multi-purpose open spaces. Contributions

2.6 Council Plan 2.4 Lakes Estate Neighbourhood Plan. 2.6.1 This Brief will, in particular, support the key 2.5.1 The site forms part of The Lakes Estate priority of delivering housing and improvements Neighbourhood Plan. Within this document the to green space.

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2.7 Planning Summary

2.7.1 The site is allocated in the Local Plan and the Lakes estate Neighbourhood Plan for the provision of residential development, which is therefore a permissible use however the site is also in an area allocated as a wildlife corridor.

2.7.2 The site is however located in an area of wildlife corridor and development of the site will need to demonstrate that measures have been put in place that ensure that the wildlife corridor remains a functioning part of the site.

Urban Design & Landscape Architecture

New Residential Development Design Guide

Supplementary Planning Document

Adopted April 2012

www.milton-keynes.gov.uk/Urban-Design

The Lakes Estate Neighbourhood Plan (2014) The Residential Design Guide (2012)

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SECTION 3: CONTEXTUAL ANALYSIS

12 Urban Design & Landscape Architecture

3.1 Introduction

3.1.1 It is important to understand the existing site and surrounding area and their features, as this informs the layout and design principles for any redevelopment of the site. Figures 5 to 7 provide an analysis of the site and its context.

3.2 Surrounding Area

Land Uses

View from the canal towards the sites neighbouring development. to 3.2.1 To the east of the site is Waterhall Park which the north follows the Grand Union Canal and the River Ouzel. To the north of the site is recently built residential development, with the Lakes Estate to the west. The site is located on the edge of Bletchley and Milton Keynes with open countryside to the east. To the west of the site is Drayton Park School. Fenny Stratford and Bletchley Town Centres are located within 2km to the north

3.2.3 To the south of the site is The Fenny Stratford Southern By-Pass. Waterhall Park and open country side is to the east of the site.

Existing residential development adjoining the site., to the north.

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Building Heights and Setbacks

3.2.4 Residential development in the immediate vicinity of the site is mostly 2-2½ storeys. There are 3 storey apartments on Phelps Road opposite the site on corner plots.

3.2.5 Setbacks along Phelps Road in the vicinity of the site are minimal, between 1-2 metres.

Public Transport Access

Access to the site is provided via this signalised junction off Stoke 3.2.6 There are bus stops located on Stoke Road Road. (see ﬁ gure 5 and 7).

Redway Network

3.2.7 There is an existing cycle lane along Stoke Road to the west. This links into the redway network which provides cycle and pedestrian access to adjoining neighbourhoods in Bletchley and Fenny Stratford.

3.2.8 There is a pedestrian leisure route which runs through Waterhall Park East. This route via the Canal links to Caldecotte and the Ouzel Valley Way.

3.3 The Site

Topography and Landscape

3.3.1 The site is relatively ﬂ at, and consists predominantly of overgrown shrub and grass There are a number of established trees along the Canal that should be retained where possible as they contribute to the wildlife corridor.

14 Urban Design & Landscape Architecture

Drayton Park School

200m

400m

Wat

er h al l P a r k

TYPES OF OPEN SPACE

Recreation and Open Space

Playing Field / Play Area Leon Open Countryside School Lakes, Rivers and Waterways

HOUSING

LOCAL FACILITIES

EDUCATION

HOUSING UNDER CONSTRUCTION

DAY NURSERY Water Hall COMMUNITY CENTRE Primary School BUS STOP SITE BOUNDARY

Figure 5: Surrounding Area

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3.3.2 There is a semi mature hedgerow / fence forming a western boundary to the site.

3.3.3 The site is screened from the canal by trees. There is landscaping along the eastern and western edges of the site.

Flood Risk

3.3.4 The site is not located within a ﬂ ood zone. The canal forms the boundary of the ﬂ ood zone to the east of the site. This bridge across the Grand Union Canal provides pedestrian access to and from the site. Vehicular Access

3.3.5 The site has road frontage to Stoke Road and Phelps Road. There is an existing access stub onto Phelps Road.

3.3.6 The site has easy access to the wider road network with Stoke Road connecting to the Fenny Stratford Southern By-Pass.

The site is not currently managed and is overgrown with vegetation.

The site has a number of established trees along its eastern edge adjacent to the canal 16 Urban Design & Landscape Architecture

Site Analysis

FRONTS OF BUILDINGS

EXISTING PEDESTRIAN ACCESS TO THE SITE

EXISTING VEHICULAR ACCESS TO THE SITE

SITE BOUNDARY

PEDESTRIAN ROW

EXISTING TREES

FLOOD ZONE

GRASS / SHRUBS

LAND USES

RESIDENTIAL 2 STOREY

RESIDENTIAL 3 STOREY

EXISTING PARKING

Figure 6: Landscape

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Existing access stub from Phelps Road.

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Title

Movement Analysis

Main Distributer Road Redway / Cycle Route Local Distributor Leisure Route Minor Residential Road Footpath Site Access Towpath Potential Pedestrian Site Access Bus Stop Signalised Junction

Figure 7: Existing Movement Network

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Opportunities & Constraints

Development site boundary Opportunity to provide Unmaintained grass land surveillance onto the street Recreation & Open Developemnt backing onto Space the Canal

Waterhall Park Existing Cycle Path Adjacent 2/3 storey dwellings Other footpaths Existing housing fronts Retained existing tree line Primary vehicular access to site Canal Busy arterial route Flood Zone

Figure 8: Opportunities and Constraints

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3.4 Opportunities and Constraints

3.4.1 The preceding sections of the development 3.4.2 The opportunities and constraints have served brief provide an appraisal of the site’s existing to underpin the rationale behind the approach character and context which have helped and principles of this Brief and the Parameters to establish the following opportunities and Plan, outlined in section 4. constraints.

Opportunities

• The site is allocated in the adopted Local Plan and the Neighbourhood Plan as a development site and there is an expectation that it will be developed for residential use. • Good existing pedestrian and cycle links. • Proximity to open countryside, local parks and the canal. • A good range of local facilities are within walking distance. • The site is accessible by public transport and car. • The site is relatively ﬂ at. • The site has street frontage to Phelps Road and Stoke Road with potential to provide surveillance of the public realm. • Existing vehicular access point.

Constraints

• Vehicular noise from the adjacent Stoke Road junction. • Mature trees abutting the Grand Union Canal. • The site is located within an existing wildlife corridor.

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SECTION 4: DEVELOPMENT OPPORTUNITIES

22 Urban Design & Landscape Architecture

4.1 Development Opportunities

4.1.1 The planning policy context as outlined in Section 3 states that the site is suitable for residential development. This is in line with the adopted Local Plan and the Neighbourhood Plan.

4.1.2 It is considered that the context of the site means that the site is best suited for apartments, but it could also accommodate houses or a combination of apartments and houses.

4.1.2 If the proposal is over 10 dwellings It is expected that 30% of the total housing will be provided as affordable housing, as outlined in the Council’s Affordable Housing SPD adopted in 2013.

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SECTION 5: PLANNING AND DESIGN PRINCIPLES

24 Urban Design & Landscape Architecture

5.1 Introduction beneﬁ cial to the wildlife corridor, but there would 5.1.1 This section outlines the principles relevant still be an overall loss of biodiversity and a to the design and development of the site. A reduction in the operational width of the wildlife Parameters Plan serves to spatially represent corridor. requiring improvements elsewhere on the key design principles (see ﬁ gure 9/10). the site.

5.1.2 The following principles have been informed 5.3 Key Buildings and Frontages by the preceding Site Analysis as well as the opportunities and constraints. Key Buildings

5.2 Layout 5.3.1 The entrance to the development from Phelps Road should be marked with a key building, 5.2.1 While the shape of the site may not allow a similar to that provided on the housing traditional perimeter block development to be development to the north of Phelps Road delivered, any layout should adhere to perimeter adjacent to the site. It should be designed so block principles, notably a clear public front and that it is distinct from the surrounding buildings a secure private back. by virtue of use, scale, architectural style, detailing or materials. 5.2.2 If apartments are the predominant form of residential development, then as outlined in 5.3.2 Buildings on the corner of streets should turn Parameters Plan, Option 1, the development the corner with active frontages provided to both footprint will mainly be to the west and north of streets. the site with parking on the eastern side of the site. As identiﬁ ed in Parameters Plan Option 2 Frontages if housing is mainly included than parking will likely be to the front of houses facing Stoke 5.3.3 In any development option housing should front Road and Phelps Road, with rear gardens onto Stoke Road. If apartments are included backing onto the Grand Union Canal. they should address Stoke Road as well as the Grand Union Canal. In this regard care must be

The canalside landscape strip should be taken to avoid layouts and building footprints kept in public management at the rear of the that result in blank elevations that front a public proposed properties, as it would be far easier street. to ensure it maintains a degree of biodiversity value and the excessive disturbance and 5.3.4 There is a planted landscaping belt along the lighting often associated with private property southern and western boundaries. Dwellings could be reduced. Any area retained as could back onto this boundary, subject to public open space would need to have access strengthening of this landscaping belt. for management. Retention of the trees is

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5.6 Parameters Plan

Parameters Plan

Retained Trees / Vegetated Vehicular Access Development Area Pedestrian Access Parking Area Potential Street Network

Wildlife Corridor / Open Space Dwellings backing onto Canal

Key Development Frontage Existing Redway / Cyclepath

Figure 9: Parameters Plan, Option 1 - Apartments

26 Urban Design & Landscape Architecture

Parameters Plan

Retained Trees / Vegetated Vehicular Access Development Area Pedestrian Access Parking Area Potential Street Network

Dwellings backing onto Canal Wildlife Corridor / Open Space Private Rear Garden Existing Redway / Cyclepath

Key Development Frontage

Figure 10: Parameters Plan, Option 2 - Housing

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be considered as part of the overall design 5.4 Density and Building Heights process.

5.4.1 The density of housing development should 5.6.2 To satisfy policy D4, developers will either reﬂ ect that of the recent housing development to need to produce a sustainability statement the north. Therefore densities of approximately showing how the requirements of the relevant 35 dw/ha would be appropriate. Densities would checklist in the SPD will be satisﬁ ed, or carry likely be higher than this if only apartments were out a BREEAM/Code for Sustainable Homes provided. assessment demonstrating how an excellent/ Code For Sustainable Homes level 4 standard 5.4.2 Building heights should be predominantly 2 will be achieved. storeys, with the potential for 3 storey building to 5.7 Access and Movement mark the northern entrance

5.7.1 The principal vehicular access to the 5.5 Detailed Design Appearance development will be taken off Phelps Road. The design and positioning of accesses, including 5.5.1 The architectural approach to development appropriate visibility splays, should accord should be informed by the contextual analysis. with guidance in the Council’s Highway Design The adjoining development on Phelps Rd, is Guide. In accordance with the Residential characterised by a variety of building materials Design Guide, no private driveways will be and forms. These materials should be employed allowed access to Stoke Road. within the proposed development.

5.7.2 Planning applications for proposals must 5.5.2 All buildings should be of exceptional design include a Transport Statement or Assessment quality, should be well proportioned, should (depending on the number of homes) and a enhance their surroundings and be constructed Travel Plan, produced in consultation with local from high quality, durable materials. transport providers and agreed with the Council. . 5.5.3 All social / affordable housing must be 5.7.3 The existing pedestrian route that connects indistinguishable from market housing (i.e. Phelps Road to the leisure route within ‘tenure blind’). Waterhall Park should be retained as part of the 5.6 Sustainable Construction and Energy development. Efﬁ ciency 5.8 Parking 5.6.1 The Council’s Local Plan Policy D4 and its supplementary Sustainable Construction SPD 5.8.1 Car and cycle parking must be in accordance sets sustainability standards that will have to with Milton Keynes Council’s Parking Standards.

28 Urban Design & Landscape Architecture

5.10.1 When making planning applications it is All parking, including visitor parking, will be essential that, to get the best results, the provided within the redline of the site. integration of water and SUDS options are considered early in the site evaluation and 5.8.2 The location of car parking should accord with planning process, not just at the detailed design the guidance in the Council’s Residential Design stage. Full consideration of SUDS at the pre- Guide SPD and Parking Standards (SPD). application and outline stage is important to ensuring surface water management is fully integrated into the development, leading to an 5.9 Public Realm and Landscaping effective drainage design, providing multiple beneﬁ ts and with costs considered from the 5.9.1 There are mature trees along the canal which outset. Further guidance and information are part of the Wildlife Corridor. Prior to can be found in the “Milton Keynes Council development, a survey of the trees should Surface Water Drainage; Local Guidance for be undertaken to assess its quality and its Planning Applications”, which is available on the biodiversity value. Subject to the ﬁ ndings of this Council’s website. SUD’’s are encouraged in all assessment, the trees should be retained as a schemes, but they are a requirement of a major back drop to the development. application.

5.9.2 There are a number of trees elsewhere on the Nature Conservation site. Prior to development, an arboricultural survey should be undertaken which plots all the 5.10.2 An Extended Phase One Survey Report, locations of the trees and assesses their quality. including information on the likely ecological impacts of the development and proposed 5.9.3 As all trees on site are part of the wildlife mitigation, will be required. This survey will corridor along the canal they should be retained also inform the requirements for other more and /or enhanced where possible. speciﬁ c surveys and mitigation work.

5.9.4 Development proposals should be accompanied 5.10.3 Any reduction in the wildlife corridor will by a plan illustrating indicative landscape have to be compensated by providing higher principles for the site. quality habitats in the remaining area. There

5.9.5 Landscaping should be used wherever possible are also local and national policies that to reduce the impact of blank side and rear require developments to provide net gains for boundary fences. biodiversity so other enhancements may be offered in addition to features at ground level and appropriate native planting, such as bat and 5.10 General Planning Requirements bird boxes built into structures, green or brown roofs, etc. Flood Risk IA preliminary ecological assessment of the

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premises in readiness. Prospective developers site would provide a baseline against which to will be encouraged to enter into an agreement assess biodiversity enhancements offered.. with suitable telecoms infrastructure providers Safety and Security to provide the physical ﬁ bre connections to premises. The correct standards for ducting 5.10.4 The developer must consult with the Crime should be adopted depending upon the chosen Prevention Design Advisor at an early stage in partner telecoms provider’s requirements. the design process: initially, regarding design and layout and subsequently, regarding any additional physical security or community safety requirements.

5.10.5 Most importantly, the layout of the development should avoid the creation of areas of public realm that are ‘leftover’ and not overlooked by any development, as they can become areas of anti-social behaviour. Furthermore, there should be no ambiguous space in terms of ownership.

Archaeology

5.10.6 Consultation with the Council’s Senior Archaeological Ofﬁ cer did not identify any signiﬁ cant archaeological constraints.

Broadband

5.10.7 New development should provide buildings that are ﬁ bre-ready. Developers are required to install the ducts for ﬁ bre connectivity up to the

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www.milton-keynes.gov.uk/udla 31 Urban Design & Landscape Architecture Planning and Transport Group 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

Available in audio, large print, braille and other languages 01908 254836