APP 03 Application Number: 15/01695/FUL Hybrid application - Full planning application for 34 residential units and 1,724 sqm of retail (7 units) with associated access, landscaping and car parking. Outline planning permission for - Care Home, (Use Class C2), Public House (Use Class A4), Day Nursery (Use Class D1) with all matters reserved aside from access. AT Land To The North of, Arran Way, Newton Leys FOR HDD Newton Leys Ltd And Taylor Wimpey South Midlands Target: 19th October 2015 (extension of time agreed) Ward: Bletchley East Parish: Bletchley & Fenny Stratford Town Council Report Author/Case Officer: Katy Lycett Contact Details: 01908 252313 [email protected] Team Leader: Sarah Evans Development Management Strategic Business Unit Manager Contact Details: [email protected] 1.0 INTRODUCTION (A brief explanation of what the application is about) 1.1 The main section of the report set out below draws together the core issues in relation to the application including policy and other key material considerations. This is supplemented by an appendix which brings together planning history, additional matters and summaries of consultees’ responses and public representations. Full details of the application including plans, supplementary documents, consultee responses and public representations are available on the 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 application site is a parcel of land located within the Newton Leys development site. Newton Leys has been under construction for many years since initial outline permission was granted in 2005 on the former Jubilee brick works site. During this time there have periods of inactivity due to the economic climate however; following the recent upturn there is now a strong impetus to complete the development and to provide much needed services for existing and future residents. Currently Newton Leys has no services beyond a temporary community centre although the Primary School is now under construction. 1.3 The parcel of land which forms this application is a site which under the Newton Leys Design Code was allocated for employment use plus a small additional area for a Travellers site beyond Jersey Drive leading towards Drayton Road. The main part of the application site is currently undeveloped grassland which stretches North towards Sark Drive adjacent to the recently constructed Taylor Wimpey Headquarters. The site area is 2.6 hectares with dwellings already present along the western boundary on Arran Way with some of these facing towards Jersey Drive. 1.4 The Proposal This application forms a hybrid application – part full planning permission and part outline consent comprising the following: - Full Planning Permission 1. Food Store (Use A1) with a 1068 square metre gross internal area. 2. 6 x Retail Units (Use A1/A2/A3/A5) 3. 34 x Residential Units (Use C3 comprising 15 x 2 bedroom units, 8 x 3 bedroom units, 3 x 4+ bedroom units and 8 x 2 bedroom flats. - Outline Planning Permission 1. Care Home (Use C2) 2. Public House (Use A4) 3. Day Nursery (Use D1) The design of the local centre has been designed with a central public area surrounded by the retail parade with flats above and the main retail unit to the north which faces onto this shared area. In addition, six townhouses are proposed to the South of the parade forming a cluster layout (shared rear elevations). Beyond these townhouses is the proposed nursery which is located in the Southern corner of the plot. At the very northern point on the site is the proposed care home. Jersey Drive intersects the site with the proposed Public House to be located on the corner connecting Drayton Road. 1.5 A multi-use area has been proposed in front of the retail units to encourage linked trips between the retail units and the proposed food store to the east. The retail parade schedules eight two bedroom units at first floor with parking for these apartments to the south of the parade in designated areas. A further twenty dwellings are proposed to the north east with a variety of 2, 3 and 4 bedroom properties. 1.6 The outline elements of the scheme relate to the care home, public house and day nursery. Reserved matters include appearance, landscaping, layout and scale and these issues would be dealt with in detail via the later applications. The report will make reference to both the full and outline elements as many issues relating to the later phases will not be dealt with at this stage. 1.8 The phasing of the development has been set out in the following way: Phase 1 (full elements) - Large Retail Store - Six retail units forming the ‘parade’ - Fourteen residential units - Two access points onto the site, infrastructure and landscaping Phase 2 (full elements) - Twenty residential units with associated parking, infrastructure and landscaping. Phase 3 (outline) - Care Home with associated parking, infrastructure and landscaping. Phase 4 (outline) - Day Nursery with associated parking, infrastructure and landscaping. Phase 5 (outline_ - Public House with associated parking, infrastructure and landscaping. 1.9 The proposed uses on the site will generate a total potential of approximately 180 job opportunities when completed in a variety of sectors and skillsets over the various proposed uses. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy National Planning Policy Framework paragraph 22 2.2 Local Policy Core Strategy CS1 – Urban Area CS3 – Employment Land CS4 – Retail and Leisure CS10 – Housing Adopted Milton Keynes Local Plan 2001-2011 D1 – Impact of Development Proposals on Locality D2 – Design of Buildings D2A – Urban Design Aspects T15 – Parking Provision T10 – Traffic E1 – Protection of Existing Employment Land TC19 – Housing in Town, District and Local Centres C1 – Location of Community Facilities H – Affordable Housing H4 – Affordable Housing: Target and Site Threshold H5 – Affordable Housing: Site and Market Conditions H7 – Housing on Unidentified Sites H12 – Sites for Travellers Supplementary Planning Guidance Newton Leys Design Code 2007 Affordable Housing SPD (2013) Education Facilities SPG (2004) Leisure Recreation and Sports Facilities SPG (2005) Social Infrastructure SPD (2005) Sustainable Construction SPD (2007) 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) 3.1 Principle of Development Newton Leys Design Code 2007 Loss of Employment Land Highway Safety, Access Parking Travel Plan Co-Ordinator Design Impact on the Local Area Impact on Nearby Properties Travellers Site Provision Ecology Viability Affordable Housing Provision 4.0 RECOMMENDATION (The decision that officers recommend to the Committee) 4.1 It is recommended that planning permission be granted subject to the completion of a s106 agreement and to the conditions as set out at the end of this report. 5.0 CONSIDERATIONS (An explanation of the main issues that have lead to the officer Recommendation) 5.1 Background Information Members will note that the application comprises various components under the submission of one application essentially forming a hybrid application of both full out and outline principles. The considerations will cover the general issues initially focusing on the broader issues followed by more detailed considerations of the first two phases of the scheme. Any decision notice would also reflect this. Principle of Development In 2005, an outline planning application was approved for the redevelopment of the former Jubilee brick works South of Bletchley. This approval included provision of 1,650 dwellings, a primary school, employment area and local centre. The Local Centre was originally indicated as being located more centrally within the site with the proposed restaurant/public house being sited adjacent to Jubilee Lake. This current scheme has combined these elements alongside additional services and further residential units. The principle of a Local Centre was established at the infancy of the development however the issue to consider under this application is the principle of creating a much larger centre, with additional uses in a different location to that originally proposed. It is however imperative that there is a priority to provide services to the existing and proposed residents of Newton Leys whom currently have no local provision. 5.2 Within the Milton Keynes Local Plan 2001-2011 the designation of KS1 Newton Leys (Site MK4) identifies Newton Leys as an area for comprehensive development including housing, employment, local shopping, and recreation and community facilities. The smaller eastern site measuring 0.33 ha proposed for a pub is identified as site MK18 on the Proposals/Policies map and is identified for a traveller’s site (Local Plan policy H12) and it is in a wildlife corridor where Local Plan Policy NE1 applies. The development of this site as a departure from the Local Plan has been address in Section 5.25 of the report. 5.3 Newton Leys Design Code 2007 This application would lead to the local centre site being relocated from its previous position. Within the Newton Leys Design Code 2007, the local centre is referred to under Paragraphs 3.11 and 3.12 and it is stated that: ‘The local centre must be at the heart of the development and focused on a ‘market square’ bounded on three sides by active ground floor commercial uses. The critical mass in terms of activity levels and building volumes of this area will be bolstered by residential uses at first floor level. The square should be a shared surface space where customer parking will be located alongside street trees and spaces for informal activities such as markets and events.’ The proposed local centre has evolved significantly since the Design Code and the current proposal has changed not only the location but also the details of the development.