urban design & landscape architecture · urban design & landscape architecture. may 2017 ....

MKDP Pre-ApplicationLittle Meadow

Loughton

www.milton-keynes.gov.uk/udla

Urban Design & Landscape Architecture

May 2017

Little Meadow, Loughton Pre-application

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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 CouncilCivic Offices1 Saxon Gate EastMilton Keynes, MK9 3EJ

T +44 (0) 1908 254836E [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 pg 9

APPENDICES

1 Pre-application Report pg 132 Comments from Ward Members and/or Parish Council pg 15

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.

The Key Principles and Parameters Plan should be read alongside the Pre-application Report at Appendix 1.

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

The site consists of a grassed area and contains a number of trees.

Browns Wood

Tilbrook

BLETCHLEY

WOLVERTON

Greenleys

Kiln Farm

Two Mile Ash

Wymbush

Bradwell

Linford Wood

Stantonbury

Great Linford

Wymbush

Tongwell

WillenWillen Park

DownheadPark

Bolbeck Park

Pennyland

NewlandsDowns Barn

Neath Hill

Conniburrow

BradwellCommon

Rooksley

StantonburyPark

Bradwell Abbey

LoughtonLodge

Great HolmLoughton

Oldbrook

BleakHall

Co�eeHall

Leadenhall

Eaglestone Woughton on-the-green

MonkstonPark

Monkston

Kents Hill

Walton Hall

Woughton Park

Nether�eld

Beanhill

Ashland

Redmoor

Granby

West Bletchley

DenbighHall

FennyStratford

Far Bletchley

Fishermead

Spring�eld

Woolstone

Oakgrove

Middleton

North�eld

Pineham

Brooklands

Broughton

BroughtonGate

Kingston

Brinklow

WalnutTree

Caldecotte

Mount Farm

DenbighEast

FennyLock

DenbighNorth

Walton ParkSimpson

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 Stratford

A508A5

Walton

Wavendon Gate

Old FarmPark

Little Meadow

Loughton


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Category A - MKA-44-1Land Off Little MeadowLOUGHTON

1:125011-12-2012

4 83900

484000

484100

23680 0

23690 0

23700 0

2

483900

48400

0

48410

0

23 69 009

2370000

Path

and

Cyc

le P

ath

86.8m

Subway91.8m

Hillcrest

HILLC

REST

CLO

SE

1

125

CH

ILD

S W

AY

3

5

Horse RidePath and Cycle Track

15

9

17

13LITTLE MEADOW

28

30

11

33

5

LITT

LE M

EAD

OWPlay Area

72 38

Site Boundary

Site Boundary

1.1 Site Boundary



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 north View of site looking south

SECTION 2THE 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



• Arboricultural and ecological reports will be required for the site. Any development proposals will need to take account of the findings of these reports.

2.3 Parameters Plan

The Parameters Plan has been drawn up to illustrate the key principles that are considered important to the development of the site.

The Parameters Plan highlights access points approximate development plot, building frontage, garden area, parking location, trees/hedge.

2.2 Key Principles

• Dwellings should provide surveillance of the redway.

• Back-to-back and rear-to-flank privacy distances should accord with guidance in the New Residential Design Guide SPD.

• Minimum garden sizes should accord with guidance in the New Residential Design Guide SPD.

• Building heights should be 2 storeys.

• Existing hedgerow along eastern boundary should be retained.

• The layout should provide a clear distinction between public and private space.

• Where the layout permits, trees of high/moderate quality should be retained. Trees 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.

2.0 Access

The site is accessed off Little Meadow. The site links into the local network of cycle paths (redways) via Little Meadow. To the south and east of the site there are existing bus stops on Watling Street (V4) and Childs Way (H6).

2.1 Proposed Uses

The site is identified in the Local Plan as suitable for residential development, subject to certain criteria. This is the most appropriate land use and is consistent with the context.

The site is amenity open space, and therefore policy L2 of the Local Plan applies. The loss of amenity open space may be acceptable if it is adequately compensated by proposals for improvements to the quality of landscaping and appearance of amenity space elsewhere in the locality.


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Plot 1

Plot 2

Title

0m 20m

1:500@A4

N

Checked

Parameters Plan

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

27/02/2017

Little Meadow, Loughton

DB

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

MKDP

124/06.2/Little Meadow

Little Meadow, Loughton

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)

Principal building frontage

Proposed access to site

Proposed private drive

Existing redway

Existing land use: residential



2.4 Next Steps

MKDP will draft a Marketing Brief for the site in line

with the advice in the pre-application report.


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APPENDICES

Appendix 1 pg 13

Pre-application Report from Development Management

Appendix 2 pg 15

Comments from Ward Members and/or Parish Council



Appendix 1

Pre-application Report fromDevelopment Management

Site Address: Land At Little Meadow Loughton Milton Keynes

MKC Reference 17/00622/PREFRE Planning Officer Adam Smith

Applicant name and address: UDLA Development proposal Erection of two detached dwellings served by new vehicular access Relevant Planning History None relevant Relevant Planning Policy National Planning Policy Framework Milton Keynes Core Strategy Policies: CS1, CS10, CS11, CS12, CS13, CS18 and CS19 Saved Policies of the Milton Keynes Council Local Plan: D1, D2, D2A, H7, H8, H9, L2, NE2, NE3, T10 and T15 Neighbourhood Plan : N/A Supplementary Planning Document/Guidance: The New Residential Development Design Guide (2012) Parking Standards SPD (2016) Pre-application Advice Land Use/Principle of development The application site falls within the settlement boundary for Milton Keynes and is covered by a

Housing designation on the Proposals Plan for the Milton Keynes Local Plan 2001-2011. The proposed redevelopment of the site would therefore fall under Saved Policy H7 (Housing on Unidentified Sites) of the Milton Keynes Local Plan 2001-2011, which allows for housing within the limits of settlement boundaries subject to an assessment against a set of 6 criteria. The principle of residential development on the site is therefore acceptable.

Amenity Open Space The site would comprise amenity open space as defined by Saved Policy L2 of the Milton Keynes

Local Plan 2001-2011. Saved Policy L2 of the Milton Keynes Local Plan 2001-2011 seeks to protect amenity open space (including privately owned areas to which there may be no public access) but does include criteria for assessing the loss of such land. This criteria includes: 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 2. The loss of amenity open space would not set a precedent for other similar proposals which

cumulatively would have an adverse effect on the locality 3. The continuous maintenance of the land for public amenity purposes would be impractical or

unduly onerous

In addition, in certain cases, Policy L2 allows for the loss of amenity open space if it is adequately compensated by proposals for improvements elsewhere.

The application site clearly has some value in terms of landscaping and wildlife and this would 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 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 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 limited amenity value.

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 can see the potential for a case to be made for onsite mitigation to compensate for the loss of the amenity open space.

However, should a need arise for offsite mitigation works, options to explore would be improvements to land adjoining part of the eastern side of the site in the Parks Trust Ownership or enter into discussions with Loughton and Great Holm Parish Council regarding improvements to other areas of amenity open space in Loughton.

Landscaping The comments of the Landscape Architect are appended to this advice note and in summary

include the following points: o The site appears to form part of a historical and larger wooded parcel of land. o The loss of amenity open space will need to be adequately compensated. 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 compensatory specimen trees and shrub planting.

o A tree survey should accompany any application.

Trees The Arboricultural Officer comments are appended to this advice note and detail that there are

some 12 species of trees on the site and that the loss of most of the trees on site is unfortunate for reasons of lost biodiversity, amenity and other ecosystems services.

However, the Arboricultural Officer acknowledges that the layout brief recognises the presence 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 recommended for retention and where the layout permits, trees of moderate quality should be also be retained.’’

The Arboricultural Officer also advises that raised, nil excavation construction would be required for driveways and parking spaces in the tree root protection areas of retained trees and that a felling license may be required to remove those trees necessary for development.

Ecology The Countryside Officer comments are appended to this advice note and detail that the site, in its

current condition, has the potential to provide habitats for a variety of species and also provides


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a natural link between two wildlife corridors such that it may be challenging, though not impossible, to provide sufficient biodiversity enhancements to compensate for the loss of existing habitat.

In addition, protected species records including those for bats exist within commuting distance of the site.

Any application for development of this site would require submission of the following: o A Preliminary Ecological Assessment. 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.

o A Biodiversity Enhancement Scheme and management plan in accordance with NPPF to adequately mitigate the loss of existing biodiversity opportunities and include a scheme that demonstrates net gains for wildlife.

o A Bat Lighting Scheme. 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 dwellings and, in particular, the position of any first floor windows, to ensure that the development does not appear intrusive, overbearing or give rise to unacceptable overlooking of neighbouring private amenity areas.

The New Residential Development Design Guide provides useful guidance on privacy distances

The New Residential Development Design Guide also seeks 10m rear gardens for family 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.

Careful consideration however will need to be given to the layout of the development and the

design and appearance of the dwellings to ensure that the scheme integrates with the character of the area, provides surveillance of the redway and protects the amenity of neighbouring properties.

The application will should be informed by arboricultural, ecological and amenity open space assessments and associated schemes to address Saved Local Plan Policy L2 and ultimately justify the loss of an informal area of amenity open space and any mitigation proposed.

This document represents the officer’s initial view of your proposals based on the information available to us at this stage. It should not be interpreted as formal confirmation that your application will be acceptable nor can it be held to prejudice formal determination of any planning application we receive from you on this proposal. If you have any queries in relation to the above matters do not hesitate to contact me

Officer: Adam Smith Signature:27.04.2017 Date:28.04.2017 Checked By: Name and Title Katy Lycett Interim DM Manager

Signature:

Date: 27.04.2017



Comment by Brian Barton - Parish Clerk, Loughton & Great Holm 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.

Appendix 2 Comments from Ward Members and/or Parish Council


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Urban Design & Landscape Architecture Planning and TransportMilton Keynes CouncilCivic Offices1 Saxon Gate EastMilton Keynes, MK9 3EJT +44 (0) 1908 252708F +44 (0) 1908 252329E [email protected]

www.milton-keynes.gov.uk/udla

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