Land at Fenny Lock, Bletcham Way, Milton Keynes

Pre-application Stakeholder Consultation: April 2020

Image for illustrative purposes only

1.0 Introduction

2.0 Background / Site Context

3.0 Proposed Masterplan and Building Elevations

4.0 Planning Appraisal

5.0 Feedback

CONTENTS

1.0INTRODUCTION

WHO WE ARE

• Baytree is a Pan-European logistics and industrial development company focusing on the UK, German and French

markets.

• Baytree was launched by AXA Investment Managers – Real Assets (“AXA IM - Real Assets”), Europe’s largest real estate

portfolio and asset manager, with €73bn of assets under management. AXA Investment Managers is part of the AXA

Group, a global leader in financial protection and wealth management.

• Baytree is focused on delivering high quality logistics and industrial buildings that meet the changing property needs of

our customers.

THE BAYTREE PHILOSOPHY

• Profit, environmental restoration, and a thriving

society are interlinked.

• We work respectfully with our customers,

partners, investors and stakeholders.

• Our way of working intentionally builds

long-term relationships and delivers enhanced long-

term value.

• Baytree’s design principles are founded on

delivering buildings within environments which are

attractive to occupiers and facilitate the creation of

high quality employment opportunities for local

people.

• Baytree delivers buildings in industry leading

timescales which are environmentally responsible

and which save our customers money on operating

and maintenance costs.

ADDED VALUE FOR CUSTOMERS

Meeting customer needs

ENVIRONMENTAL VALUE

Less environmental impact

INNOVATIVE DESIGN

Committed to meeting occupier requirements by reducing operational

costs through innovative design

SOCIAL VALUE

More positive changes and measurable benefits

5

2.0BACKGROUND/SITE CONTEXT

Baytree have secured a legal interest to

purchase a previously allocated travellers site in

Fenny Lock from The Parks Trust and Milton

Keynes Council. The area is shown outlined in

red below.

In partnership with The Parks Trust and Milton

Keynes Council a detailed planning application is

being prepared which will be submitted to the

Council in late May 2020.

This presentation explains the proposed

development to you as due to Government

restrictions we are unable to undertake a

traditional pre-application public consultation.

The broadly triangular 10.35-acre site consists of

disused shrub land. To the south of the site is

Bletcham Way and the Fenny Lock Tesco

distribution centre, to the west on the other side

of the canal is the Mount Farm industrial estate.

The western boundary runs parallel with

Simpson Road and to the north of the site is

Simpson village.

• The site was previously allocated in the Milton Keynes Local Plan 2001-2011 as a site for Gypsy and Travellers

Accommodation.

• Detailed planning permission for 10 Pitches and associated infrastructure was approved by Milton Keynes Council on

25th May 2010, subject to various conditions, under planning reference 09/01942/MKCOD3.

• An application was subsequently made to discharge the conditions in 2011 under Local Authority reference

11/00808/DISCON. The discharge of all conditions was approved. However, the permitted Gypsy and Travellers site

was not then created as the Council considered it to be an uneconomical use of the land.

• The recently adopted local plan, Plan:MK 2016-2031, no longer relies on this site to provide Gypsy & Traveller

Accommodation.

8

3.0PROPOSED MASTERPLAN AND

BUILDING ELEVATIONS

PROPOSED LAYOUT PLANTotal built area 180,545 sq ft (16,773 sq m)

The formal description of development is as follows:

“Erection of two distribution warehouses with ancillary offices (Use Class B8) and ancillary servicing structures, vehicle parking and

manoeuvring areas, formation of vehicular access, pedestrian and cyclist links, landscaping, ground remodelling works, sustainable

drainage, utilities provision and associated works.”

The units would each measure:

• Unit 1: 12.5m (H) to haunch, 70.38m (W) and 120.53m (L)

• Unit 2: 12.5 (H) to haunch, 62.76m (W) and 96.5m (L)

Elevational plans are supplied overleaf….

11

UNIT 1 ELEVATIONS

UNIT 2 ELEVATIONS

In line with discussions with MKC highways it is proposed that the site will be accessed off a newly constructed fourth arm of the

Fenny Lock Roundabout off Bletcham Way and the proposal will include landscaping and surface water drainage which are multi-

functional to provide employee wellbeing and biodiversity enhancement, along with ancillary parking, servicing and other ancillary

works. The proposed detailed planning application will include:

• engineering works to create a development platform within the site;

• a new fourth arm to the Fenny Lock Roundabout to provide an improved access into the site suitable for HGVs;

• provision of a two logistic (B8) buildings with ancillary office (B1) accommodation;

• the siting of ancillary office pods;

• the provision of loading yards and ancillary cycle, car and HGV parking to the Council’s standards;

• retention of existing landscape buffer the entirety around the edge of the site;

• retention of 9m maintenance strip for Internal Drainage Board watercourse;

• the provision of on-site water attenuation measures as part of a sustainable drainage system;

• pedestrian and cyclist links to the existing bus stop and existing network on the southern side of Bletcham Way; and

• ancillary landscaping and ecological enhancements.

14

4.0PLANNING APPRAISAL

Principle: The site was previously allocated as a Gypsy & Traveller accommodation site, whilst the site is no longer allocated for

those purposes and any previous planning permissions for these proposals are no longer extant, it remains material that planning

permission had previously been obtained on this site for development purposes.

Whilst not currently allocated for any development purposes, the site is strategically located adjacent to the A5 and an existing

safeguarded employment site “Mount Farm”. On 24 October 2019 Milton Keynes Council formally confirmed that the proposed

development was not sufficiently large as to warrant the preparation of a full Environmental Impact Assessment. In these

circumstances national and local planning policy seek to promote economic investment in accessible locations and allow for

expansion of existing employment sites, having regard to local need and market signals.

Design: The height of the proposed building is comparable to, and will not exceed, the existing Tesco distribution warehouse

adjacent to the site. Further to this, as requested by the officers in pre-application discussions, the height of the buildings have

been considered in relation to the existing retained tree line, which will create a natural screen.

Amenity: The site is in an isolated location away from any residential accommodation. The closest residential properties to the site

reside in Simpson Village, with the closest being some 300 metres from the northern most edge of the site.

16

Visual Impact: The application is to be accompanied by a Landscape and Visual Appraisal (LVA) to assess the effects upon landscapeas a resource and the effects upon landscape in terms of physical features and characteristics. The drafted LVA concludes that themost noticeable impacts are in close proximity to the site boundaries as the site is well enclosed by existing mature trees, theadjacent Tesco warehouse, distribution building and associated planting.

Access & Parking: It is proposed that a fourth arm off the Bletcham Way Roundabout is created to accommodate ‘in and out’vehicular access of the site. There will be one entrance which will have two accesses off it for pedestrians, cycles and cars, andHGVs. A pedestrian route is proposed to facilitate access to the nearby bus-stop on Bletcham Way.

The Transport Statement and Travel Plan that has been prepared to accompany the planning application demonstrates that theproposed development complies with transport and parking policy and would not result in harm to the highway network.Furthermore, all parking provisions are provided in accordance with relevant parking standards.

Flood Risk Strategy: The site is not in an active floodplain. Surface water run off will be channelled into an open culvert and used for ecological purposes.

Biodiversity: The site has been subject of an Extended Phase 1 Habitat Survey which evaluated the site and put forwardrecommendations. The lighting and landscaping scheme has been designed to promote biodiversity on and off site. The EcologicalAppraisal sets out mitigation measures the details of which will be agreed with both the Parks Trust and Milton Keynes Council andcontrolled via conditions in construction of the scheme. The proposed development meets the aims of both local and nationalplanning policy which aims for development to enhance the natural environment.

17

Our vision for sustainable development is focussed on four principles:

• Technology enabled efficiency

• Design with flexibility for future change

• Health and Wellbeing of building users

• Clean air, water, soil and energy

Using these four principles Baytree speculatively developed a 267,000 sq ft building in Dunstable.

In 2019 the building was nationally acknowledged as being the most environmentally and socially responsible warehouse in the UK.

The building is BREEAM “Excellent” rated and “WELL” ready – a rating system which focusses on the health and wellbeing of buildingusers.

Milton Keynes is a town that likes to be first and be ‘Different by Design’. We wish to use our proven methodology and the passion ofofficers at both the Council and the Parks Trust to deliver the most sustainable logistic buildings in Milton Keynes. Our approach isshown overleaf …

Baytree Edge is our commitment to ongoing Environmental and Social Responsibility

Air source heat pumps Super airtight building envelope Electric vehicle charging spaces

Low energy LED lightingSolar PV and battery storagefor power production

Prefabricated building elements Enhanced landscape environment Enhanced insulation to roof

Low dust, low VOC material specifications

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

HEALTH AND WELLBEING OF BUILDING USERS

Baytree seeks to design buildings within natural environments which are beneficial to the

wellbeing of all building users. Features may include:

HEALTH AND WELLBEING OF BUILDING USERS

Grade ‘A’ office environment with flexible lighting and air handling systems

Daylight panels to loading bays

Orchard and edible landscapeSports facilities on the car park

Exercise facilities

Cross ventilation in the office

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

HEALTH AND WELLBEING OF BUILDING USERS

Solar charging benches

Reception area refreshment stationInsect hotel

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

City trees around the yard area to capture airborne particulates

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

Areas providing recreational space for building users

Trim trail for exercise

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

ECONOMIC

SOCIAL

WELL / ENV

EPC A

BREEAM

WELL

END USER LEVEL (FRONT-END)

BUILDING SYSTEMS LEVEL (BACK-END)

Occupancy Management

Comms/IT

Air Quality Monitoring

PersonalComfort

Health & Fitness

O P E R A T I N G S Y S T E M

Building management system

Resource Efficiency

Controls Gateways/Controllers/Networks

Lighting Access/TrackingHVACEnergy

API

3rd PartyApplications

Existing functionality Future functionality

Building technologies /systems (existing/new)

METRICS & DATA SOURCES

Support for nearly any type of energy and

resource consumption related metric, as well as

environmental variables.

USER-FRIENDLY INTERFACE

The powerful platform features are accessible to

a wide range of users, even without training.

MOBILE APP ACCESS

Mobile platform version accessible from any web-

enabled device without the need of app store

downloads.

SMARTSCAN LIGHTING SOLUTION

The system can provide daily maintenance status

reports and energy performance data for viewing

on a remote website with the capability to store

drawings and documentation.

• The sensor suite provides the ability to connect to nearly any building system

from meter gateways to sensors and the BMS.

• The platform is accessible via any web-enabled device from anywhere in the

world.

• The sensor suite enables users to cut building operating and maintenance costs

and reduce emissions.

TECHNOLOGY ENABLED EFFICIENCY – BAYTREE SENSOR SUITE

5.0FEEDBACK

Our professional team will continue to work with officers at both Milton Keynes Council and the Parks Trust on the design evolution

of this scheme.

If you would like to know more or would like to comment / make recommendations in relation to this scheme, then please contact

us at:

mail@davidlock.com

Alternatively, if the Government lifts the restriction on movement and the use of offices please do not hesitate to contact Robert

Purton or Donna Lavender at David Lock Associates on 01908 666276.

24