Report Author/Case Officer: Paul Keen Senior Planning Officer (Dev Control) Contact Details:

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1 APP 03 Application Number: 17/02060/FUL Description A full planning application for the demolition of an existing bungalow (C3 use class) and associated out buildings and the erection of two, two storey dwellings with one and a half storey elements (2 x 4 bedrooms) with associated car ports, parking and landscaping AT 89 Newport Road, Woburn Sands, Milton Keynes, MK17 8UN FOR Vertu Homes Ltd Target: 26 October 2017 Extension of Time: Yes Ward: Danesborough And Walton Parish: Woburn Sands Town Council Report Author/Case Officer: Paul Keen Senior Planning Officer (Dev Control) Contact Details: paul.keen@milton-keynes.gov.uk Team Manager: Helen Lowe , helen.lowe@milton-keynes.gov.uk 1.0 RECOMMENDATION (The decision that officers recommend to the Committee) It is recommended that permission is granted subject to conditions set out in this report. 2.0 INTRODUCTION (A brief explanation of what the application is about) 2.1 The Site The application site is approximately 0.13 hectares in size, and currently consists of one detached bungalow, no. 89, with access onto Newport Road. A site visit by the case officer confirms that the existing dwelling (and wider site) is in a poor state of repair and general maintenance, and includes a number of outbuildings and a collection of abandoned cars. Much of the rear parts of the site is overgrown. The topography of the site is broadly flat with a gradual increase in levels from South to North. A topographical survey which provides information about ground levels accompanies this planning application which confirms this.

2 The site has other residential dwellings to the north, south and west boundaries. To the north are No.87 and No.87a Newport Road, with a third dwelling (to the front of no. 87) on this site recently approved earlier this year, although this has not yet been constructed. 2.2 The Proposal Planning permission is sought for the demolition of an existing bungalow and associated out buildings and the erection of two, two storey dwellings (2 x 4 bedrooms) with associated car ports, parking and landscaping. Amended plans have been received during the application process in response to concerns raised. The amendments include: - Main house on plot 2 moved back from boundary with no. 91 by a minimum of 3.3m. - Cross sections submitted to show no or limited cross boundary overlooking towards no. 91. Confirmation of boundary treatment along this boundary. - Windows along the southern boundary at ground floor level lowered to 1800mm from finished floor level to window head. - Rooflights have been moved up to 1700mm from finished floor level to window cill height. The roof lights will use obscured glaze and fixed shut. - Plot 2 Dormer Window - The dormer window has now been removed and a roof light is proposed with a cill height of 1700mm from finished floor level. 2.3 Reason for referral to Committee The application has been called in for determination at Panel by Councillor David Hopkins if officers are minded to grant planning permission. The reasons given relate to concerns raised with regard to overdevelopment and overlooking issues. A member site visit was also requested. 3.0 RELEVANT POLICIES (The most important policy considerations relating to this application) National Policy National Planning Policy Framework 2012 Section 7 - Requiring good design Paragraph 14 - Presumption in Favour of Sustainable Development Paragraph 17 - High Quality Design Paragraph 49 - Housing Land Supply Paragraph 64 - Impact on the Character and Appearance of the Area Local Policy Core Strategy 2013 Policy CS 13: Ensuring High Quality, Well Designed Places". Milton Keynes Local Plan D1: Impact of Proposals on Locality D2: Requiring Good Design D2A: Urban Design Aspects of New Development

3 H7: Housing on Unidentified Sites T10: Traffic T15: Parking Provision Supplementary Planning Documents New Residential Development Design Guide, 2012 Parking Standards, 2016 Neighbourhood Plan Woburn Sands, MAIN ISSUES (The issues which have the greatest bearing on the decision) - Principle of residential development - Design and layout - Impact on neighbouring amenity - Highway safety and parking standards 5.0 CONSIDERATIONS (An explanation of the main issues that have led to the officer recommendation) Principle of residential development The application site is located within the built-up area of Newport Road in Woburn Sands, and the current lawful use of the site is residential. The principle of residential use on the site is therefore already established. In addition to this, Policy WS6 of the Woburn Sands Neighbourhood Plan, 2014 states "the housing developments in Parklands and on the Greens' site are expected to meet the needs for large scale housing development in Woburn Sands during the plan period. Additional housing in the plan area will therefore be limited to small scale infilling between existing properties or redevelopment of existing properties". The proposal is for infill development with a net increase of one dwelling on the site. As such, subject to all other material planning considerations, it is considered that the principle of further residential development on the site is acceptable in this case. A similar conclusion was made on the adjacent site at no. 87 Newport Road under 16/01559/FUL which include one new dwelling (in addition to no's 87 and 87a). Design and layout: Saved Policies D2 and D2A of the Milton Keynes Local Plan and Core Strategy Policy CS13 seek to ensure that all new buildings are high quality, well designed and relate well to the surrounding area and that proposals should reinforce townscape character. The objective of saved Policy D2 of the Milton Keynes Local Plan is to ensure that all new buildings are well designed and relate well to the surrounding area. It states: "Development proposals for buildings will be refused unless they: i) Are in scale with other buildings in the immediate vicinity in terms of their height and massing, except where a greater scale is necessary to reflect the development's function and importance

4 ii) iv) Relate well to and enhance the surrounding environment" Allows for visual interest through the careful use of detailing, where this is appropriate to the character of the area v) Include landscaping and boundary treatments that integrate with those of the surrounding area Policy WS1 of the Woburn Sands Neighbourhood Plan, 2014 states "All developments in the town (including any extensions to individual properties) will be expected to comply with the following design principles: - Developments within the Plan Area should respect the existing distinct vernacular character of the settlement - Any development which takes place within the Conservation Area or affects its setting is required to apply the guidelines set out in the Woburn Sands Conservation Area Review - The detailed design appearance of housing should contribute to the character of the area - Landscaping plays an important role in determining the acceptability of any new development. Detailed landscaping plans will be required for all major developments" The character of the area around the application site is varied, and includes single storey bungalows, chalet type dwellings, and larger scale two storey houses, all of which are set back from Newton Road in most cases with substantial mature landscaping. Dwellings in the locality area varied in design, appearance and external material used in their construction. Plot 1 would be located no closer to the road than other development within the locality, and whilst some pruning work is proposed to the mature landscaping along Newton Road, this would largely be retained. The development would not be harmful to the character and appearance of the street scene in this regard. The design of the dwellings would be in keeping with the varied design of the area. Most concerns have been raised with regard to the position and scale of the dwelling proposed on Plot 2 (which shares a similar design and scale found on Plot 1). Whilst noted, it is important to point out that both no. 87 and 87a are two storey dwellings, albeit the later has first floor accommodation within the roof (with rooflights). There are also two storey dwellings to the rear and larger scale two storey dwellings to the north. The proposed dwellings would be two storey although contain at least in part low eaves, a cat slide roof reducing bulk, and a maximum ridge height of some 7.7m. The proposed dwellings are not considered to be overly high or bulky when considering the character of the area. Furthermore, in terms of pattern of development, the proposed dwellings would follow an established 'tandem' layout found at no. 87 and 87a (plus another bungalow recently approved). Plot 2 is set back in a similar position as no. 87 but not as far back as found with no. 87a. Officers cannot substantiate a reason for refusal on design and layout grounds, as no harm was apparent when on site. Indeed the development would be compatible with the varied character of the area.

5 As previously mentioned though, the landscaping to the site frontage is important in that it contributes to the character of the street scene along Newton Road. Conditions could be included for tree/hedge protection if planning permission is fourth coming. Condition for details of materials is also suggested. Subject to conditions, the proposed scheme would therefore accord with saved Policies D2 (i), (ii), (iv) and D2A of the Milton Keynes Local Plan , Policy WS1 from the Woburn Sands Neighbourhood Plan, 2014 and Core Strategy Policy CS13. Impact on neighbouring amenity Saved policy D1 (iii) of the Milton Keynes Local Plan states: "Planning permission will be refused for development that would be harmful and result in unacceptable visual intrusion, loss of privacy, sunlight and daylight". Concerns have also been expressed in relation to the impact on existing residents with the locality. Some of these concerns were shared by the case officer, particularly in relation to the occupants at no. 91 in terms of overbearing impacts and privacy. Following a site meeting, the applicant agreed to amend the scheme as outlined in section 2.2 of this report. Having viewed the amended plans, the Town Council have reaffirmed that they would prefer a bungalow in the position of Plot 2, but have confirmed that 'if the planning officer is satisfied that the development meets all requirements of Milton Keynes Council including conditions on landscaping plans and modifications to the access onto Newport Road as indicated at the site meeting, then Woburn Sands Town Council will remove its objection.' In terms of overbearing impacts, the most significant improvement relates to moving the main building on Plot 2 back from the shared boundary with no. 91 by a minimum of 3.3m. Together with the cat slide roof, and low eaves taking the majority of the bulk away from the boundary, it is considered that this has addressed overbearing impacts expressed by the case officer, Town Council, and the occupants of that property. In terms of overlooking issues, the amended / additional plans (including requested cross sections) clearly show that ground floor windows facing no. 91 would not provide view above the existing boundary or proposed fence between the site and that neighbouring property. Details could be confirmed by way of condition. All first floor side windows, including rooflights are now proposed to be obscurely glazed and/or high level, serving non-habitable rooms. Similarly all windows facing no. 87 can be conditioned in the same way. The proposals would set a sufficient distance from the boundary with no's 87 and 87a to not lead to an overbearing impact or detrimental impact on the amenity or privacy currently enjoyed by the occupants. In terms of impacts on the amenity and privacy enjoyed by the occupants of dwellings within Chantry Close, the resultant situation would be comfortably within the guidelines set out in the New Residential Design Guide, including garden depth. No. 3 Chantry Close does not have any upper side windows facing the site. Given the above assessment, officers consider that the proposed development will not have an unacceptable impact on neighbouring amenity in regard to visual intrusion, loss of privacy, sunlight and daylight. The proposed development would

6 comply with saved policy D1 (iii) of Milton Keynes Local Plan and Section 7 of the National Planning Policy Framework Similarly, adequate standards of residential amenity would be created for the future occupants of the development, in line with the New Residential Design Guide. Highway safety and parking standards Saved Policy T15 of the Milton Keynes Local Plan relates to ensuring development proposals meet vehicle parking requirements as laid out in the Parking Standards Supplementary Planning Document 2016 (SPD). As mentioned by the Council's Highways Engineer, the proposals provide 3 spaces for each dwelling along with a visitor space, which is in accordance with the council's adopted parking standards for dwellings with 4 or more bedrooms in zone 4. The case officer agrees. In regard to the access, a single track or private road can typically serve up to a maximum of five dwellings. The proposed two dwellings sharing this access is therefore considered to be acceptable. Some changes to the access are proposed to improve the existing situation which is to be encouraged. The technical details of this can be agreed under a s.278 agreement under Highway legislation. Given the above assessment, officers consider that adequate parking provision is proposed to meet the needs of the development, and the site access (and modifications) is acceptable in highway safety terms. The proposed development would accord with saved policy T15 of the Milton Keynes Local Plan and the Parking Standards, 2016 Supplementary Planning Document. 6.0 CONCLUSIONS In conclusion the application is considered to be acceptable subject to the conditions outlined below. 7.0 CONDITIONS 1. The development hereby permitted shall begin before the expiration of three years from the date of this permission. Reason: To prevent the accumulation of planning permissions; to enable the Local Planning Authority to review the suitability of the development in the light of altered circumstances; and to comply with section 91 of the Town and Country Planning Act No development shall take place above slab level until details of the external materials to be used in the construction of the development have been submitted to and approved in writing by the local planning authority. The development shall be carried out in full accordance with the approved details. Reason: To ensure that the development does not detract from the character and appearance of the area in accordance with Policy CS13 of the Milton

7 Keynes Core Strategy 2013 and Saved Policy D2 of the Milton Keynes Local Plan Prior to the occupation of the development hereby permitted the car parking area shown on the approved drawings shall be constructed, surfaced and permanently marked out. The car parking area so provided shall be maintained as a permanent ancillary to the development and shall be used for no other purpose thereafter. Reason: To ensure adequate on-plot parking provisions in accordance with the provisions of saved Policy T15 of the Milton Keynes Local Plan and the Parking Standards, 2016, Supplementary Planning Document 4. Prior to the first occupation of the development hereby permitted details of bicycle parking shall be submitted to and approved in writing by the Local Planning Authority and the scheme approved shall be provided and be retained thereafter. Reason: To ensure that adequate parking facilities are provided to serve the development. 5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking, re-enacting or modifying that Order), no external or internal alterations shall take place to any carports without the prior written consent of the Local Planning Authority. Reason: To ensure that alterations are not carried out which would make the carports unavailable for parking purposes, thereby eroding the parking facilities on the development in accordance with Policy T15 of the Milton Keynes Local Plan No development shall take place until details of the proposed finished floor levels of all buildings and the finished ground levels of the site, in relation to existing site levels of surrounding property and root protection areas of trees and woodland to be retained, has been submitted to and approved by the Local Planning Authority. The development shall thereafter be carried out in accordance with the approved levels. Reason: To ensure that construction is carried out at suitable levels having regard to drainage, access, the appearance of the development and the amenities of neighbouring properties in accordance with Policy CS13 of the Milton Keynes Core Strategy 2013 and Saved Policies D1 of the Milton Keynes Local plan No development shall take place above slab level until full details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority. The planting plans shall include existing trees and/or hedgerows to be retained and/or removed accurately shown with root protection areas; existing and proposed finished levels and contours; visibility splays; proposed and existing functional services above

8 and below ground. All hard and soft landscape works shall be carried out in accordance with the approved details and prior to the first occupation of the building(s) or the completion of the development whichever is the sooner, or in accordance with a programme agreed in writing with the Local Planning Authority. If within a period of two years from the date of the planting of any tree or shrub, that tree or shrub, or any tree and shrub planted in replacement for it, is removed, uprooted or destroyed, dies, becomes severely damaged or diseased, shall be replaced in the next planting season with trees and shrubs of equivalent size, species and quantity. Reason: To protect the appearance and character of the area and to minimise the effect of development on the area in accordance with Saved Policy D2 of the Milton Keynes Local Plan Prior to commencement of works the details of a brick for nesting birds on each dwelling and its location shall be submitted and approved by Local Planning Authority. The approved scheme shall be implemented prior to first occupation of the dwellings. Reason: To enhance the natural and local environment by minimising impacts on biodiversity and advice contained within paragraph 109 of the National Planning Policy Framework. 9. Unless shown on the approved plans to be above 1.7m from finished floor level, all windows located on the upper floor side elevations (including rooflights) of both properties shall be obscurely glazed to a level of obscurity of level 3 within the Pilkington range of Textured Glass or equivalent and be non-opening below a height of 1.7m from finished floor level. They shall not be altered to clear glazing or another opening method without the prior approval, in writing of the Local Planning Authority. Reason: To preserve the amenity and privacy of the adjoining residential occupiers and to accord with saved policy D1 (iii) of the Milton Keynes Local Plan Notwithstanding the provisions of the Town and Country Planning (General Permitted Development Order)(England) 2015 or any Statutory Instrument revoking or amending or re-enacting that Order, the following provisions part I of Schedule 2 of the said Order shall not apply to any dwelling to which this permission relates and planning permission shall be required for the forms of development described: Classes A, B, C, D, E, F. Reason: Due to the constrained nature of the site and to preserve the amenity and privacy of the adjoining residential occupiers, the Local Planning Authority wishes to control future alterations in the interests of the amenity of surrounding neighbouring properties and the character of the area and to accord with saved policy D1 & D2 of the Milton Keynes Local Plan

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17 Appendix to 17/02060/FUL A1.0 RELEVANT PLANNING HISTORY (A brief outline of previous planning decisions affecting the site this may not include every planning application relating to this site, only those that have a bearing on this particular case) None on current application site No. 87 Newport Road: 11/02708/FUL Conversion of outbuilding to dwelling PERMITTED /03192/FUL Erection of detached garage with garden store and hardstanding PERMITTED /01559/FUL Erection of detached single storey two bedroom bungalow with hardstanding for 2 parking spaces to serve the proposed development and hardstanding with 4 spaces to serve the existing dwelling and amenity space and a shared access from Newport Road PERMITTED 17/11/2016. A2.0 ADDITIONAL MATTERS (Matters which were also considered in producing the Recommendation) None A3.0 CONSULTATIONS AND REPRESENTATIONS (Who has been consulted on the application and the responses received. The following are a brief description of the comments made. The full comments can be read via the Council s web site) A3.1 Highways Development Control The proposals are showing 3 spaces for each dwelling along with a visitor space, which is in accordance with the council's adopted parking standards for dwellings with 4 or more bedrooms in zone 4. The third space for plot 1 is located adjacent to their boundary wall and the car port for plot 2 appears and to be approximately 2.5m. As this is between two hard surfaces, it should be increased to 3m for it to be usable. Subject to this minor change, I have no objections to the planning application subject to conditions parking space provision, bicycle parking, and permitted development rights removal for car port conversions.

18 Following amended plans, the Highway Engineer the car port issue mentioned above had been addressed ((3m width). A3.2 Environmental Health Manager In accordance with NPPF, as the proposed use is particularly vulnerable to the presence of contamination and it appears the site has been used for the storage of vehicles and possibly other waste I recommend that a condition (regarding soil contamination) be applied to any grant of planning permission for this site. Landscape Services Manager - Trees No representation received at the time of writing this report. A3.3 Parish - Woburn Sands The Town Council accepted that the current buildings on site are in a very poor state and a new build is probably the best solution. Initially they raised concerns over the following: o Scale of the properties; o Impact on neighbouring properties; o Parking and traffic. Following receipt of amended plans, the Town Council made the following comments: The Town Council accepts that architecturally the development aims to reduce the overall bulk of two, two storey buildings and has changed aspects of the previous plan as recommended by the planning officer at MKC. At the site meeting, we did not state we would remove the objection as it needed to be considered by the full Town Council. Our position now is that we remain concerned that the two large four bed homes represent an overdevelopment of the site and would much prefer the rear building to be a bungalow to reduce the impact on surrounding homes. However, if the planning officer is satisfied that the development meets all requirements of Milton Keynes Council including conditions on landscaping plans and modifications to the access onto Newport Road as indicated at the site meeting, then Woburn Sands Town Council will remove its objection. A3.4 Ward - Danesborough And Walton - Cllr D Hopkins Refers to concerns raised by the occupants at no. 91 Newport Road. Called in the application if officers were minded to approved the application (and requested a member site visit). A3.5 Ward - Danesborough And Walton - Cllr Bramall No representation received at the time of writing this report. A3.6 Ward - Danesborough And Walton - Cllr V Hopkins

19 No representation received at the time of writing this report. A3.7 Cranfield Airport No representation received at the time of writing this report. A3.1 Public Representations Representations were received from the occupants at no's 87 and 91 Newport Road, and no 1 and 3 Chantry Close, raising the following concerns: o Height and scale; o Site Level; o Overdevelopment o loss of natural daylight to neighbouring properties; o loss of privacy; o Parking & traffic. These issues are considered in the main body of the report.