Urban Design & Landscape Architecture

MKDP Pre-Application Little Meadow Loughton

www.milton-keynes.gov.uk/udla

May 2017 Little Meadow, Loughton Pre-application

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

For further information please contact:

Neil Sainsbury, Head of Urban Design and Landscape Architecture

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

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

Produced in association with

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Contents

SECTION 1 INTRODUCTION Outline and purpose of the Document

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

2.0 Access pg 9 At the outset views were sought from the Parish Council and Local Ward Members and where 2.1 Proposed Uses pg 9 appropriate their comments were addressed in the 2.2 Key Principles pg 9 outline pre-application document.

2.3 Parameters Plan pg 9 This process ensures MKDP meet their obligation to obtain comment from Council Development Management Officers before marketing the site. This pre-application report concludes the process and APPENDICES sanctions MKDP to proceed to market.

1 Pre-application Report pg 13 2 Comments from Ward Members and/or The Key Principles and Parameters Plan should Parish Council pg 15 be read alongside the Pre-application Report at Appendix 1.

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

1.0 Site Location and Context pg 5

1.1 Site Boundary pg 6

1.2 Site Photos pg 7 Urban Design & Landscape Architecture

1.0 Site Location and Context

The site is 0.2 ha in size. The site is located in the Loughton Grid Square approximately 2 km south-west of . Loughton is an established residential area. Wymbush

Stantonbury Park The site consists of a grassed area and contains a Tongwell

8 A5 50 number of trees. A Bolbeck Old Wolverton Park Pennyland Willen Stonebridge Willen Bradville Park Neath Hill Pineham Old Blue Bridge Stratford Downhead WOLVERTON Park Brooklands Wolverton Linford Wood Mill Northeld Bancroft Downs Barn Newlands Greenleys Stacey Bushes Heelands Conniburrow Fullers Hodge Broughton Slade Lea Bradwell Bradwell Abbey Broughton Kiln Farm Bradwell Woolstone Gate Common Middleton Wymbush Springeld Rooksley Oakgrove Two Mile Ash Kingston

Loughton Fishermead Monkston Lodge Monkston Great Holm Park Brinklow Loughton Eaglestone Oldbrook Little on-the-green Meadow Kents Hill Crownhill Loughton Winterhill Leadenhall Walton Hall Gate

Knowlhill Woughton Shenley Co ee Park Walnut Church End Hall Grange Farm Nethereld Walton Tree The Bowl Old Farm Hazeley Shenley Bleak Simpson Park Medbourne Beanhill Walton Park Lodge Hall Browns Oakhill Ashland Shenley Wood Woods Redmoor Woodhill Tilbrook Denbigh Shenley Granby North Mount Farm Brook End Furzton Denbigh Hall Caldecotte Oxley Park Fenny Fenny Lock Emerson Valley West Denbigh Westcroft Stratford East

Kingsmead Tattenhoe BLETCHLEY Far Bletchley

Tattenhoe Park www.milton-keynes.gov.uk/udla 5 Little Meadow, Loughton Pre-application 4 48 4 48 4 48 8390 8400 8410

3 Play Area 400 410

W 72 9

38 0 0 0 0

ITTLE MEADO

L

1.1 Site Boundary 5

3 3

237002370000 0

1 1

30

28

W

LITTLE MEADO 13

1 7

9

1 5

P Horse Rid ath and Cycle Trac e k

2369023 699000

Y

ath and Cycle Path 5 P

3

HILDS WA

C

12 5

6 1 ILLCREST CLOSE H

Hillcrest

Site Boundary 91.8m Subway 236802 Site0 Boundary 86.8m

Category A - MKA-44-1 Land Off Little Meadow LOUGHTON

11-12-2012 1:1250 Urban Design & Landscape Architecture

1.2 Site Photos

A redway runs along the southern edge of the site Housing to the west of the site

View of site looking south View of site looking north www.milton-keynes.gov.uk/udla 7 SECTION 2 THE SITE AND DEVELOPMENT PROPOSALS

2.0 Access pg 9

2.1 Proposed Uses pg 9

2.2 Key Principles pg 9

2.3 Parameters Plan pg 9

Urban Design & Landscape Architecture

2.0 Access 2.2 Key Principles • Arboricultural and ecological reports will be required for the site. Any development The site is accessed off Little Meadow. The site links • Dwellings should provide surveillance of the proposals will need to take account of the into the local network of cycle paths (redways) via redway. findings of these reports. Little Meadow. To the south and east of the site there • Back-to-back and rear-to-flank privacy 2.3 Parameters Plan are existing bus stops on (V4) and distances should accord with guidance in the Childs Way (H6). New Residential Design Guide SPD. The Parameters Plan has been drawn up to illustrate the key principles that are considered important to the 2.1 Proposed Uses • Minimum garden sizes should accord with development of the site. guidance in the New Residential Design Guide The Parameters Plan highlights access points The site is identified in the Local Plan as suitable for SPD. approximate development plot, building frontage, residential development, subject to certain criteria. • Building heights should be 2 storeys. garden area, parking location, trees/hedge. This is the most appropriate land use and is consistent with the context. • Existing hedgerow along eastern boundary should be retained. The site is amenity open space, and therefore policy • The layout should provide a clear distinction L2 of the Local Plan applies. The loss of amenity between public and private space. open space may be acceptable if it is adequately compensated by proposals for improvements to the • Where the layout permits, trees of high/ quality of landscaping and appearance of amenity moderate quality should be retained. Trees space elsewhere in the locality. removed as a result of the development should be compensated for by new specimen tree planting.

• Mitigation should be provided to offset the loss of any wildlife habitats.

www.milton-keynes.gov.uk/udla 9 Little Meadow, Loughton Pre-application

Title N

Plot 1

Little Meadow, Loughton Plot 2 Site boundary Approximate development plots Parking Surveillance of redway Existing hedge to be retained Existing tree which developer should seek to retain Garden area (size to accord with Residential Design Guide) MKDP Little Meadow, Loughton Principal building frontage Parameters Plan 124/06.2/Little Proposed access to site 1:500@A4 DB Checked 27/02/2017 Meadow 0m 20m Proposed private drive © Crown Copyright and database rights [2012]. Ordnance Survey Existing redway [100019593] Urban Design and Landscape Architecture Existing land use: residential Planning, Economy and Development Civic O ces | Saxon Gate East | Milton Keynes | MK9 3EJ

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2.4 Next Steps

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

www.milton-keynes.gov.uk/udla 11 Little Meadow, Loughton Pre-application APPENDICES

Appendix 1 pg 13

Pre-application Report from Development Management

Appendix 2 pg 15

Comments from Ward Members and/or Parish Council

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Appendix 1

Pre-application Report from Site Address: MKC Reference 17/00622/PREFRE unduly onerous Land At Planning Officer Adam Smith In addition, in certain cases, Policy L2 allows for the loss of amenity open space if it is adequately Development Management Little Meadow compensated by proposals for improvements elsewhere. Loughton . The application site clearly has some value in terms of landscaping and wildlife and this would Milton Keynes need to be quantified as part of a planning application via the submission of arboricultural reports and ecological assessments. Seeking to retain the higher quality trees within the site as Applicant name and address: shown on the parameters plan would help to limit the landscaping and wildlife impacts. . I would also recommend including an assessment on the availability of amenity open space in the UDLA wider locality is included with any application, which given that this part of Loughton appears to

be well served by such facilities would potentially add weight to any case that this site is only of Development proposal limited amenity value. Erection of two detached dwellings served by new vehicular access . As part of a balanced assessment, and subject to a sensitively designed scheme that seeks to retain as much existing vegetation as possible, and the findings of the aforementioned reports, I Relevant Planning History can see the potential for a case to be made for onsite mitigation to compensate for the loss of None relevant the amenity open space. . However, should a need arise for offsite mitigation works, options to explore would be Relevant Planning Policy improvements to land adjoining part of the eastern side of the site in the Parks Trust Ownership National Planning Policy Framework or enter into discussions with Loughton and Great Holm Parish Council regarding improvements Milton Keynes Core Strategy Policies: to other areas of amenity open space in Loughton. CS1, CS10, CS11, CS12, CS13, CS18 and CS19 Saved Policies of the Milton Keynes Council Local Plan: Landscaping D1, D2, D2A, H7, H8, H9, L2, NE2, NE3, T10 and T15 . The comments of the Landscape Architect are appended to this advice note and in summary Neighbourhood Plan : N/A include the following points: Supplementary Planning Document/Guidance: o The site appears to form part of a historical and larger wooded parcel of land. The New Residential Development Design Guide (2012) o The loss of amenity open space will need to be adequately compensated. Parking Standards SPD (2016) o A combined Landscape and Biodiversity scheme should accompany any application informed by an open space assessment and including fruit trees of local provenance and Pre-application Advice compensatory specimen trees and shrub planting. o A tree survey should accompany any application. Land Use/Principle of development . The application site falls within the settlement boundary for Milton Keynes and is covered by a Trees Housing designation on the Proposals Plan for the Milton Keynes Local Plan 2001-2011. The . The Arboricultural Officer comments are appended to this advice note and detail that there are proposed redevelopment of the site would therefore fall under Saved Policy H7 (Housing on some 12 species of trees on the site and that the loss of most of the trees on site is unfortunate Unidentified Sites) of the Milton Keynes Local Plan 2001-2011, which allows for housing within for reasons of lost biodiversity, amenity and other ecosystems services. . the limits of settlement boundaries subject to an assessment against a set of 6 criteria. The However, the Arboricultural Officer acknowledges that the layout brief recognises the presence principle of residential development on the site is therefore acceptable. of the trees and seeks to retain the majority of the best specimens. Indeed, the Arbociultural Officer advises that the parameters plan shows the retention of 5 of the 6 best trees on site and

recommends that section 2.2 of the brief is amended to state that ‘’Higher quality trees are Amenity Open Space recommended for retention and where the layout permits, trees of moderate quality should be . The site would comprise amenity open space as defined by Saved Policy L2 of the Milton Keynes also be retained.’’ Local Plan 2001-2011. Saved Policy L2 of the Milton Keynes Local Plan 2001-2011 seeks to . The Arboricultural Officer also advises that raised, nil excavation construction would be required protect amenity open space (including privately owned areas to which there may be no public for driveways and parking spaces in the tree root protection areas of retained trees and that a access) but does include criteria for assessing the loss of such land. This criteria includes: felling license may be required to remove those trees necessary for development. 1. The land does not now or is unlikely in the future to fulfil a useful purpose in terms of its

appearance, landscaping, recreational use or wildlife value Ecology 2. The loss of amenity open space would not set a precedent for other similar proposals which . The Countryside Officer comments are appended to this advice note and detail that the site, in its cumulatively would have an adverse effect on the locality current condition, has the potential to provide habitats for a variety of species and also provides 3. The continuous maintenance of the land for public amenity purposes would be impractical or www.milton-keynes.gov.uk/udla 13 Little Meadow, Loughton Pre-application

a natural link between two wildlife corridors such that it may be challenging, though not . Careful consideration however will need to be given to the layout of the development and the impossible, to provide sufficient biodiversity enhancements to compensate for the loss of existing design and appearance of the dwellings to ensure that the scheme integrates with the character habitat. of the area, provides surveillance of the redway and protects the amenity of neighbouring . In addition, protected species records including those for bats exist within commuting distance of properties. the site. . The application will should be informed by arboricultural, ecological and amenity open space . Any application for development of this site would require submission of the following: assessments and associated schemes to address Saved Local Plan Policy L2 and ultimately justify o A Preliminary Ecological Assessment. the loss of an informal area of amenity open space and any mitigation proposed. o Ecological surveys undertaken at the appropriate time of year and following best- practice methodology for any protected species identified in the Preliminary Ecological Assessment. Reports should include any necessary mitigation measures with regards to protected species. This document represents the officer’s initial view of your proposals based on the information o A Biodiversity Enhancement Scheme and management plan in accordance with NPPF to available to us at this stage. It should not be interpreted as formal confirmation that your application adequately mitigate the loss of existing biodiversity opportunities and include a scheme will be acceptable nor can it be held to prejudice formal determination of any planning application that demonstrates net gains for wildlife. we receive from you on this proposal. If you have any queries in relation to the above matters do not A Bat Lighting Scheme. o hesitate to contact me

Residential Amenity  The site neighbours rear gardens of existing properties to its eastern and western sides. Therefore, careful consideration will need to be given to the siting and scale of any new Officer: Adam Smith Signature:27.04.2017 dwellings and, in particular, the position of any first floor windows, to ensure that the Date:28.04.2017 development does not appear intrusive, overbearing or give rise to unacceptable overlooking Checked By: of neighbouring private amenity areas. Name and Title Signature:  The New Residential Development Design Guide provides useful guidance on privacy Katy Lycett Interim DM Manager distances  The New Residential Development Design Guide also seeks 10m rear gardens for family Date: 27.04.2017

homes. Although, there is scope to reduce garden depths for wider plots, such as those shown on the submitted parameter plan.

Highways/ Parking/ Access  The application site is located in Accessibility Zone 3 of the Parking Standards and on the understanding the dwellings would have at least two bedrooms, two parking spaces for each dwelling should be provided together with a visitor space to serve the development.  In addition, I would advise that the Highway Engineer has indicated that the access to the site should be square to the highway, a turning area should be provided and an area close to the access should be provided for bin collections as Plot 2 would exceed bin carry distances to the public highway.  The Highway Engineer also advises that Section 2.2 of the Brief should make reference to the Council’s Adopted Parking Standards

Other relevant Considerations  Residential development is vulnerable to ground, groundwater or gas contamination and I would therefore recommend that an assessment of ground conditions is provided to determine the likelihood of any ground, groundwater or gas contamination of the site.

Conclusion . The proposed development is acceptable in principle subject to the detailed elements being acceptable in planning terms. 14 Urban Design & Landscape Architecture

Comment by Brian Barton - Parish Clerk, Appendix 2 Loughton & Great Holm Parish Council

Comments from Ward Members and/or Parish Council Re: Pre-application for Milton Keynes Development Partnership Sites - Little Meadow, Loughton, Milton Keynes

I am writing to you as Loughton and Great Holm Parish Council wish to object to the inclusion in the Milton Keynes Development Partnership Business Plan, as one of the Priority Sites identified for housing, of the area known as Little Meadow in Loughton.

This is a beautiful area of nature that helps to underpin Loughton’s reputation for its green and open spaces.

There is not a need for large houses in the area and access restrictions would make a development of larger houses difficult. Building of smaller houses would not be in keeping with the immediate surrounding area, thus making this small piece of nature challenging to develop in a way that would benefit both the immediate and wider community.

We urge you to remove this site from the Milton Keynes Development Partnership Business Plan.

I look forward to receiving your earliest reply.

www.milton-keynes.gov.uk/udla 15 Little Meadow, Loughton Pre-application

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

www.milton-keynes.gov.uk/udla

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