MKDP Outline Pre-Application Walnut Tree, Highgate Over

MKDP Outline Pre-ApplicationWalnut Tree, Highgate Over

www.milton-keynes.gov.uk/udla

Urban Design & Landscape Architecture

July 2014

Highgate Over, Walnut Tree

2

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

Urban Design and Landscape ArchitecturePlanning and TransportMilton Keynes CouncilPO Box 113, Civic Offices1 Saxon Gate EastMilton Keynes, MK9 3HN

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

Produced in association with


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

SECTION 2 THE SITE & OPTIONS 2.0 Access pg 9

2.1 Proposed Uses pg 9

2.2 Key Principles pg 9

2.3 Parameters Plan Options pg 9

2.4 Option 1 pg 10

2.5 Option 2 pg 11

2.5 Option 2 pg 12

Contents

Outline and purpose of the Document

The purpose of this document is to establish the broad planning and design parameters for development of this site in line with the existing land use allocation and as per existing policy. The intention is that this document will provide a degree of clarity for a developer when preparing a planning application.

At the outset views were sought from the Parish Council and Local Ward Members and where appropriate their comments were addressed in the outline pre-application document.

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 sanctions MKDP to proceed to market.

Appendix 1 pg 15

Pre - application Report from Development Management

Appendix 2 pg19

Comments from Ward Members and or Parish Councils

SECTION 1INTRODUCTION

1.0 Site Location and Context pg 5

1.1 Site Boundary pg 6

1.2 Site Photos pg 7



1.0 Site Location and Context

The site is 0.36ha in size. The site is located in the Walnut Tree Grid Square approximately 4 mile south East of Central Milton Keynes. Walnut Tree is an established residential estate. The local park abuts the South boundary of the site forming an attractive setting for residential development. The local centre and the Walton High Secondary School are to the south / east of the site. Existing trees populate the site and will most likely need to be removed for the site to be developed. Trees are the main constraint of the site which is predominantly covered by grass.

BLETCHLEY

WOLVERTON

Greenleys

Kiln Farm

Two Mile Ash

Wymbush

Bradwell

Linford Wood

Stantonbury

Redhouse Park

Blakelands

Tongwell

WillenWillen Park

DownheadPark

Bolbeck Park

Pennyland

NewlandsDowns Barn

Neath Hill

Conniburrow

BradwellCommon

Rooksley

OakridgePark

Bradwell Abbey

LoughtonLodge

Great Holm

LoughtonOldbrook

BleakHall

Hall

Leadenhall

Eaglestone Woughton on-the-green

MonkstonPark

Monkston

Kents Hill

Walton Hall

Woughton Park

Beanhill

Ashlands

Redmore

Grandby

West Bletchley

DenbighHall

FennyStratford

Far Bletchley

Fishermead

Woolstone

Oakgrove

Middleton

Pineham

Brooklands

Broughton

BroughtonGate

Kingston

Brinklow

WalnutTree

Coldecotte

Mount Farm

DenbighEast

FennyLock

DenbighNorth

Mount FarmSimpson

Crownhill

Grange Farm

Hazeley

Oakhill

Woodhill

Oxley Park

Shenley Church End

Medbourne

Shenley Woods

Shenley Brook End

Emerson Valley

Furzton

Tattenhoe

ShenleyLodge

Knowlhill

Winterhill

The Bowl

Westcroft

Kingsmead

TattenhoePark

FullersSlade

Wolverton Mill

Old Wolverton

Bradville

Heelands

Bancroft

Stonebridge

Blue Bridge

Stacey Bushes

HodgeLea

New Bradwell

Old Stony Stratford

A508A5

Magna Park

Water Eaton

Newton Leys

A421

The Highgate Over Site

Great Linford


6

Category A - MKA-81-1Land Adj Highgate OverWALNUT TREE

1:125001-10-2012

489800

489900

23670 0

23680 0

23690 0 489800

489900

236 700

23 68 00

Clinic

Health Centre

BLACKBERRY COURT

Path and C

ycle Track

17 18

1613

1514

10

9 6 11

5

12

8 7

4

GR

OU

ND

SE

L CLO

SE

218

1

10 12

78.3m

BLUEBELL CRO

FT

23 25

10

17

1113

19

12

21

SH

AM

RO

CK

CLO

SE

1

2

STUDLEY KNAPP

6

4 5

5

Path and C

ycle Path

9

321

8a8

80.5m

2 4

12 11 10

2a

11

24

76

817

129

119

127

121

PLAN

TAIN

CO

UR

T

125

123

1

3

BALSAM CLOSE12 14

15

5

79

1210

16 1

14

135

133

131

117

4

1

10

12

7TCB

14

79.8m

Path and Cycle Track

HINDHEAD KNOLL

Site Boundary

Site Boundary

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery O�ce. © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Milton Keynes Council 100019593

1.1 Site Boundary

Highgate Over Site

Pendeen Cresent

Liza

rd D

rive



1.2 Site Photos

Trees address either side of Highgate Over.A bus stop is located opposite the site on Highgate Over.

Parking exists in front of the site along Hindhead Knoll, opposite the Local Park.

A path is located North of the site.The Local Centre is located to the East of the site. A Redway is abutting the site to the South.

SECTION 2THE SITE AND DEVELOPMENT OPTIONS

2.0 Access pg 9

2.1 Proposed Uses pg 9

2.2 Key Principles pg 9

2.3 Parameters Plan Options pg 9

2.4 Option 1 pg 10

2.5 Option 2 pg 11

2.6 Option 3 pg 12

2.7 Next Steps pg 13



2.3 Parameters Plan Options

The Parameters Plans have been drawn up to illustrate the key principles that are considered important to the development of the site. Options have been included (which are not exhaustive) so as to not stifle end user requirements.

Three options for the development of the site have been proposed. Each option in the main highlights access points, approximate development area approximate parking locations and key frontages.

2.2 Key Principles

• The proposed development will be located in a key location at the centre of the community in Walnut Tree, there is an opportunity for the development to add to the character of the Local Centre.

• Efforts should be made for properties to overlook the Local Park to the south of the site, making pedestrian / cycling routes feel safer.

• The location of buildings on the site and designs should consider existing building lines and the built form context within Walnut Tree.

• Building heights are likely to be between 2-3 storeys.

• Building entrances are to be suitably articulated.

• The building that require the greatest attention to detail are those that front onto Hindhead Knoll any areas of public realm and parking areas require good natural surveillance.

• The design of the residential units should take account of the local context.

2.0 Access

The site is accessed off Hindhead Knoll, which in turn is accessed of Milton Keynes Grid Road network via Tongwell Street (V11). The site has good links to the A5 and the M1 via the Grid Road Network. The site links into the local network of cycle paths (redways) to the South, East and West. There is an existing bus stop nearby on Highgate Over, Tongwell Street (V11) and Groveway (H9).

2.1 Proposed Uses

The site is allocated in the local plan for Residential uses. Given the context of the surrounding uses within the Grid Square and the proximity to the local centre residential uses are considered appropriate.


10

Walnut Tree - Highgate Over N

Draft 1NS

Option 1

© Crown Copyright and database rights [2012]. Ordnance Survey [100019593]

27/06/2014

Walnut Tree - Highgate Over

MC

Urban Design and Landscape ArchitecturePlanning, Economy and DevelopmentCivic Offices | Saxon Gate East | Milton Keynes | MK9 3EJ

MKDP

1/500@A3

Site Boundary

Approximate Buiding Zone

Parking and /or Servicing

Key Frontage

Retained Trees / Hedges

Trees / Hedge to be Retained if Layout Permits

Suggested Access to Site

Suggested route through the site

Existing Redway

Land Use Local Centre

Land Use Residential

Land Use Linear Park

2.4 Option 1



2.5 Option 2Walnut Tree - Highgate Over

N

Draft 1NS

Option 2


27/06/2014


MC


MKDP

1/500@A3

Site Boundary



Key Frontage





Existing Redway





12

2.6 Option 3Walnut Tree - Highgate Over

N

Draft 1NS

Option 2


27/06/2014


MC


MKDP

1/500@A3

Site Boundary



Key Frontage





Existing Redway






2.7 Next Steps

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


14

Section 3APPENDIX

Appendix 1 pg 15

Pre - application Report from Development Management

Appendix 2 pg19

Comments from Ward Members and or Parish Councils



Appendix 1 Application no: 14/01839/PREMED

Proposal: Residential UseAt: Land to West of, Blackberry Court, Walnut Tree, Milton Keynes,

I write regarding the pre-application submission relat-ing to the above site and proposed development brief.

On reviewing the proposal I note the following:

Planning ConstraintsThe application site is a square 0.36 hectare site within the Walnut Tree residential grid square. There are residential properties to the north. To the east is Blackberry Court with the existing local centre. To the south of the site is an area of existing public open space which is on the adjacent side of Hindhead Knoll. There is an existing redway link to the west of the site. The site is currently covered by grass and existing trees. The plot is allocated for a residential use within the Local Plan Proposals Map. The site is currently accessed off Hindhead Knoll; there is an existing bus stop on Overgate.

Proposal detailsThe submitted development brief proposes three layout options for residential development within the

site which are discussed in detail below. The develop-ment brief identifies that development within this site is within a key location within Walnut Tree with an oppor-tunity to add to the character of the local centre. Devel-opment within this location should overlook the local park to the south providing surveillance of pedestrian and cycle routes, specific attention should be paid to buildings fronting Hindhead Knoll. Buildings on the site reflect the existing built form and building lines within Walnut Tree. Building heights should be 2-3 storeys, with suitably articulated entrances.

Planning PolicyPlanning applications are determined on the basis of the various National and Local planning policies. The following are the most relevant National and Local planning policies against which this application would be assessed. The local planning policies and guidance are available to view online at http://www.milton-key-nes.gov.uk/planning-policy/

National Planning Policy Framework (NPPF) March 2012

Core Strategy Adopted July 2013CS8 Other Areas of ChangeCS10 Housing


16

CS12 Delivering Successful NeighbourhoodsCS13 Ensuring High Quality, Well Designed PlacesCS18Healthier and Safer communitiesCS19 Historic and Natural EnvironmentCS 21 Delivering infrastructure

Milton Keynes Local Plan (2001- 2011) (Saved Poli-cies)D1 Impact on Development proposal on localityD2 Requiring Good DesignD2A Urban Design AspectsD4 Sustainable constructionT3, T4 Pedestrian and cyclistsT10 TrafficT15 Parking ProvisionH1 Land Allocated for HousingH3 to H5 Affordable HousingH8 Housing DensityH9 Housing mixNE2 Protected SpeciesNE3 Biodiversity and Geological EnhancementsSupplementary Planning GuidanceParking Standards January 2016New Residential Development Design Guide 2012 Sustainable Construction (2007)

The principle of developmentThe site is allocated within the Local Plan Proposals Map for a residential use on this basis the principle of residential development within this location is consid-ered acceptable.

HighwaysThe Highways Officer has commented that the exist-ing redway route should have natural surveillance from within the site, linking to the existing network. The prin-cipal of good surveillance over all pedestrian and cycle routes is also supported from a highways perspective. Ease of access through the site should be provided to the nearby bus stop. All turning heads within the site should comply with the turning head layouts set out within the New Residential Development Design Guide. Parking will need to provided inaccordance with the adopted Milton Keynes Parking Standards (January 2016) and secure cycle stor-age will need to be provided within the development. Dependant on the gross floor area of the proposed development a transport statement and travel plan may be required to accompany an outline or full plan-ning application.

Ecology

There are known records of bats and badgers within the vicinity of the site. The Councils Countryside Of-ficer has undertaken a site visit and notes that the site is lightly wooded and bounded to the south by a hedge containing a few standard trees. The wooded area contains some mature coppice and seed/berry bear-ing species. Consequently, it is likely to be attractive to birds, small mammals and bats and badgers. On the day of the site visit, several bird species, predominant-ly finches and sparrows were present feeding on the seeds and berries. Proposed plans show the retention of trees and hedges “if the layout permits”. Any remov-al of trees or hedges will reduce the wildlife potential of the site for which compensation will be sought. In line with recognised good practice and governmen-tal policy on biodiversity and sustainability (National Planning Policy Framework 2012 & NERC 2006), all practical opportunities should be taken to harmonise the built development with the needs of wildlife. The NPPF seeks to provide a net enhancement to biodi-versity through sustainable development. Any proposal provided with a full application must demonstrate suffi-cient biodiversity enhancements to comply with current policies. The NPPF seeks to provide a net enhance-ment to biodiversity through sustainable development; as such biodiversity compensation will be sought for the removal of any trees or hedges. Any application on



this site would require an Extended Phase 1 Habitat Survey, including a desk study with a species data search from the Buckinghamshire and Milton Keynes Environmental Records Centre. An ecological survey would be required to be undertaken at the appropriate time of year and following best practice methodology for any protected species identified in the Extended Phase 1 Habitat survey and reports including any nec-essary mitigation measures with regards to protected species. Following the completion of survey details of the necessary mitigation measures with regards to protected species and a Biodiversity Enhancement Scheme should be submitted in support of an ap-plication. Any application on this site should include details of bird and bat features which should be built into dwellings wherever possible. Given that there is a known record of bats within the vicinity of this site a lighting plan would also be required.

Landscape ArchitectThe Councils Landscape Architect has commented that the boundary of the site fronting Hindhead Knoll contains larger trees including Ash and an estab-lished Oak. The current proposals show the complete removal of these trees on all three options, which the landscape architect opposes.

Urban DesignThe Council’s Urban Design officer has commented that development on Hindhead Knoll should be the key frontage of this site, with development fronting the street and providing active frontages. Development should also reflect that Lichfield Down is considered to be an important route through Walnut Tree and is generally fronted by development. Whilst it is acknowl-edged that there is a significant amount of planting along this boundary whichshould be retained it is considered that there may be potential for selective thinning to create some frontage onto Lichfield Down.

Option 1Option 1 proposes development within the centre of the site and parking provision to the north of the site. This option includes three suggested access points to the site, one in the northwest corner of the site off Lichfield Down, a further access from Lichfield Down in the south west corner of the site and a third access point in the north east corner of the site off Blackberry Court. This options identifies key frontages to the south (onto Hindhead Knoll), in the north east corner to address Blackberry Court and the north western corner to address Lichfield Down. The option includes

two routes through the north and south of the site on an east west axis. One existing tree within the site is proposed for retention in the north of the site within the proposed parking area.The Highways Officer has commented that one of the three access points shown for proposal 1 located nearest to Hindhead Knoll should be moved further north away from the Redway/ Junction to avoid conflict between pedestrians, cyclists and vehicles.

Option 2Option 2 proposes development in the east, west and southern element of the site located around a parking area provided in the north and central area of the site. This option proposes a single access point in the north east of the site located off Blackberry Court, which the Highways Officer has commented is acceptable. This option identifies key frontages to the east (onto Blackberry Court), south (onto Hindhead Knoll) and in part on the western boundary of the site (onto Lichfield Down). There are no routes through the site proposed within this option. An area of the hedge onto Lichfield Down is also proposed for retention.

Option 3Option 3 proposes development in the east, west and southern element of the site located around a parking


18

area provided in the north and central area of the site. This option proposes a single access point in the north east of the site located off Blackberry Court, which the Highways Officer has commented is acceptable. This option identifies key frontages to the east (onto Black-berry Court), south (onto Hindhead Knoll) and on the internal western elevation fronting the car park. There are no routes through the site proposed within this op-tion. An area of the hedge onto Lichfield Down is also proposed for retention.

In conclusion it is considered that the principle of residential development on this site is acceptable. In highways and urban design terms option 2 is currently considered to be most appropriate on the basis this layout would create a single access point into the site and would result in the creation of an area of front-age onto Lichfield Down. That said the creation of a frontage in this location should be balanced against the retention of the existing hedge on the basis of the strong contribution this makes to the wider landscape.I trust that this information is of assistance to you and outlines the issues which would be considered in determing a formal planning application on this site. These comments are

based on the information provided at this stage and

do not represent the views of the Council as a whole. This advice is given at officer level only on an informal basis and does not prejudice any future decision made by the Council in respect of this site.

Please note that any further consideration of the pre-application submission would necessitate a further submission and applicable fee.

Yours faithfully,Sarah HineSenior Planning OfficerOn behalf of Head of Development Management



Comment by Zoe Stevenson - Walton Community Council

Following on from our conversation earlier regarding the above pre application.

Highgate Over.A committee meeting was held on the 17th July 2014 whereby Walton Community Council objected to the proposed residential development at the land adjacent to Highgate Over, Walnut Tree. WCC strongly recom-mend that the area should remain as a community open space. The area provides a green space in an otherwise very dense area. The only other uses that should be considered are an expansion of medical facilities/ community services in the area to reflect the expected growth of the population resulting from the proposed development at Church Farm.

Please feel free to contact me should you require any further information.Please could you acknowledge receipt of this email.

Many ThanksZoe StevensonAssistant Clerk to Walton Community Council

Appendix 2

Urban Design & Landscape Architecture Planning and TransportMilton Keynes CouncilPO Box 113, Civic Offices1 Saxon Gate EastMilton Keynes, MK9 3HN

T +44 (0) 1908 252708F +44 (0) 1908 252329E [email protected]

www.milton-keynes.gov.uk/udla

Available in audio, large print, braille and other languages

01908 252708

Date post:	24-Nov-2021
Category:	Documents
Upload:	others
View:	1 times
Download:	0 times

MKDP Outline Pre-Application Walnut Tree, Highgate Over

Documents