Report Author/Case Officer: Debbie Kirk Contact Details:

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1 APP 01 Application Number: 14/00350/OUTEIS MAJOR A residential development for up to 400 dwellings, together with formal and informal open space, amenity space, retained vegetation, structural landscaping, supporting infrastructure (including gas, electricity, water sewerage, telecommunication), sustainable drainage systems, road, pedestrian and cycling connections, demolition and ground remodelling. (Outline) (Amended Description and Plans) AT Wavendon Golf Centre, Lower End Road, Wavendon FOR Merton College, University of Oxford And Wavendon Target: 6th June 2014 Ward: Danesborough Parish: Wavendon Parish Council Report Author/Case Officer: Debbie Kirk Contact Details: Team Leader: Nicola Wheatcroft Joint Team Leader Strategic Applications Team Contact Details: 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 consultee 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 All matters have been taken into account in writing this report and recommendation. 1.2 The Site The application site measures hectares and is located within the Strategic Land Allocation Area, and falls within the area covered by the Strategic Land Allocation Framework as appropriate for up to 2,900 residential dwellings. The application site lies to the south of the A421 and north of Lower End Road. The site forms part of the Wavendon Golf Academy and is currently used as a driving range and a 9 hole par 3 golf course. There is a clubhouse with two meeting rooms which are hired out and an area of hard standing

2 associated with parking which are accessed directly from Lower End Road. Directly south of Lower End Road lies the 18 hole Wavendon Golf Course which is also under the applicant s control. The 18 hole golf course does not form part of this outline planning application. 1.3 The application site is bounded to the west by land known as Glebe Farm (13/02382/OUTEIS). Land now owned by Gallagher s lies immediately to the east, which in turn has its eastern border with the Eagle Farm South (13/02381/OUTEIS). Directly north of the A421 and of the application lies an employment area known as Magna Park which includes the River Island and John Lewis Distribution buildings. Details of the location of the site and its relationship to surrounding properties can be seen in the plans attached to this report. 1.4 The Proposal This revised application seeks outline planning permission for a residential development for up to 400 dwellings, together with formal and informal open space, amenity space, retained vegetation, structural landscaping, supporting infrastructure (including gas, electricity, water sewerage, telecommunication s), sustainable drainage systems, road, pedestrian and cycling connections, demolition and ground remodelling. The existing club house and part of the car park is to be retained and accessed from Lower End Road. All matters including access, landscaping, layout, scale and design are reserved for future detailed reserved matters application. 1.5 The originally submitted application was accompanied by a Planning Statement incorporating a statement of community involvement, a Design and Access Statement, an Environmental Statement, a Non Technical Summary, a Transport Statement, a Travel Plan, a Flood Risk Assessment, a Arboricultural and Sustainability Statement. The Environmental Statement looks at the potential impact of the development on a range of factors such as land use; geology; traffic and access; air quality and dust; noise and vibration; archaeology and cultural heritage; waste and recycling; public utilities and services; ecology and wildlife; water resources; landscape and visual intrusion; social economic effects and sustainability and climate change. 1.6 The recently amended application was accompanied by an amended Design and Assessment Statement dated October 2014 and a revised parameter plan (Drawing Number WAV001/24 Rev H) which removes the playing field and community building. These have been approved in principle as part of the planning application 13/02382/OUTEIS on land known as Glebe Farm. This has resulted in an increased residential area providing land for up to an additional 50 dwellings. There is an increase in the area for the proposed surface water attenuation feature as a result of the increased developable area. The surface area increases from 0.60 hectares to 0.67 hectares and the volume has increased from 4,200 m3 to 5,555 m3. An Addendum to the February 2014 Environmental Statement dated October 2014, a Flood Risk and Drainage Strategy, Revised Transport Statement and Revised Framework Travel Plan accompanied the revised application. In addition two context plans

3 accompanied the revised application showing how the proposals fit with Gallagher Estates consented scheme to the west and the current application to the east. These are shown on drawing numbers WAV Wider Context Land Use and WAV Wider Context Access and Movement, neither of form part of the planning application but are produced for context purposes. 1.7 When the originally submitted application was received internal and external consultations were carried out, neighbours were notified, site notices were posted and a notice was placed in the press. In October 2014, amended parameter plans, Design and Access Statement (February 2014) and an Addendum to the Environmental Statement (February 2014) were submitted to the Local Planning Authority. Internal, external consultations and neighbour notifications were issued informing of the amendments and providing a further 21 days for comments to be made. Further site notices were displayed in the vicinity of the site and a notice was displayed in the press. 1.8 The land use parameters to establish the maximum extent of land use within the application shall comprise of the following areas: Use Hectares Residential Retained Existing Club House 0.77 Primary Road Infrastructure 0.60 Strategic Open Space 3.82 Attenuation Feature 0.73 Details of the proposal as described above can be seen in the plans appended to this report. 2.0 RELEVANT POLICIES (The most important policy considerations relating to this application) 2.1 National Policy National Planning Policy Framework (2012) paragraphs Para 14 Presumption in Favour of Sustainable Development Para 22 Long Term Protection of Employment Sites Para 32 Transport Statements Para 39 Parking Para 47, 49 identify a 5 year housing land supply with an additional 5% buffer Para 50 Mix of housing Para 51 Change of Use To Residential Paras 56, 57, 60, 61,63,64 Design Paras 7, 109 and 118 Biodiversity Enhancements Para 69 Crime Para 70 Deliver Social, Recreational and Cultural Facilities the Community Needs Para 96 take account of land form, layout, building orientation, massing and

4 landscaping to minimise energy consumption Para 98 Sustainability Para 103 Flood Risk Para 109 Conserving and Enhancing the Natural Environment Para 117 Minimising Impacts on Biodiversity and Geodiversity Para 118 Conserve and Enhance Biodiversity Para 111 Reuse of Brownfield Land Para 121 Ground Conditions Para 123 Noise Para determining applications 2.2 Local Policy Core Strategy CS5 Strategic Land Allocation CS10 Housing CS11 A Well Connected Milton Keynes CS12 Delivering Successful Neighbourhoods CS13 Ensuring High Quality Well Designed Places CS19 Healthier and Safer Communities CS20 The Historic and Natural Environment CS22 Delivering Infrastructure 2.3 Adopted Milton Keynes Local Plan S3 City Expansion Areas D1 Impact of Development Proposals on Locality D2 Design of Buildings D2A Urban Design Aspects of New Developments D4 Sustainable Construction HE1 Protection of Archaeological Sites HE2 HE5 Listed Buildings E1 Protection of existing employment land NE1 Nature Conservation Sites NE2 Protected Species NE3 Biodiversity and Geological Enhancement NE4 Conserving and Enhancing Landscape Character T2 Access For Those With Impaired Mobility T3,T4 Pedestrians and Cyclists T5 Public Transport T10 Traffic T15 Parking Provision T17 Traffic Calming H1 Land Allocated for Housing H2- H5 Affordable Housing H8 Housing Density H9 Housing Mix L2 Protection of Open Spaces L3 Open Space Standards of Provision

5 P04 Planning Obligations 2.4 Supplementary Planning Guidance Milton Keynes Parking Standards 2005 Planning Obligations SPG for Education Facilities (2004) Planning Obligations SPG for Leisure, Recreation and Sport Facilities (2005) Addendum to Parking Standards for Milton Keynes (2009) 2.5 Supplementary Planning Documents Social Infrastructure Planning Obligations (2005) Sustainable Construction (2007) Affordable Housing (2013) New Residential Development Design Guide (April 2012) Strategic Land Allocation Development Framework (2013) 3.0 MAIN ISSUES (The issues which have the greatest bearing on the decision) Policy Context 2. The Principle of Development in this Location 3. Design and Layout 4. Highway Matters 5. Affordable Housing 6. Planning Obligations 7. Loss of 9 hole Golf Course, 3 par course and driving range. 3.2 The provision of housing development on this land would be in line with policies CS2 and CS5 (i) of the Core Strategy and the adopted Strategic Land Allocation Development Framework Supplementary Planning Document, although there is a departure from this, and would facilitate the expansion of the Borough. The principle of housing on the site is considered to be acceptable. The scale, design and layout are not are not matters for consideration as part of this application. The revised Design and Access Statement dated October 2014 and the revised parameter plan have been established to guide future development and aid the assessment of the wider area. The parameter plan will be conditioned as it establishes key parameters such as land use, access and movement and open spaces which should inform any future reserved matters applications. A condition will be imposed requiring the submission of a site wide Design Code prior to the submission of any reserved matters applications which shall be formulated having regard to the Strategic Land Allocation Supplementary Planning Document and the Land to South A421 Design and Access Statement dated October The Highway Engineer considers that the traffic generated by the proposed development would have an impact on the surrounding highway network, however, improvements are currently be made to the A421 which include dualling and works to the Kingston roundabout to mitigate some of those impacts. The housing development would be accessed solely from the A421. The golf club house would be accessed, as it does currently from Lower End

6 Road. No dwellings would be accessed from Lower End Road. Financial contributions would be made towards public transport to serve the wider Strategic Land Allocation Area. 3.4 The development includes 30% affordable housing and the tenure mix of 25% affordable rent and 5% shared ownership would accord with policy CS10 of the Core Strategy, saved policy H4 of the Milton Keynes Local Plan and the Affordable Housing Supplementary Planning Document. The application includes on and off site community and infrastructure contributions identified through the Milton Keynes Tariff. The S106 agreement will include nil value land for a local play area and attenuation ponds. There shall be provision of access to the adjoining parcels of land. 3.5 The Strategic Land Allocation Development Framework Supplementary Planning Guidance does not form part of the Statutory Development Plan for Milton Keynes. The adopted Strategic Land Allocation Development Framework is guidance and not planning policy and therefore can be deviated from if there is sufficient justification to move away from guidance. This revised application seeks a deviation from the Indicative Development Framework Plan shown as Figure 3.13 in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document which illustrates how the layers are brought together to achieve the vision for the Strategic Land Allocation. This change has been brought about as a result of the overall paying fields and community centre to serve the Strategic Land Allocation area being permitted by the Development Control Committee at their meeting on 11 th September 2014 on land known as Glebe Farm (13/02382/OUTEIS). The applicant is now providing 50 additional houses in lieu of the playing pitch and community centre. When weighing up be benefits and dis-benefit of this change, Officer s consider that there us sufficient justification for the Development Control Committee to permit a deviation from the location for the playing fields and community building shown on Indicative Development Framework Plan shown as Figure 3.13 in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document. 3.6 This application includes the redevelopment of land which is currently used as a 9 hole par 3 golf course and driving range. Paragraph 74 of the National Planning Policy Framework requires existing open space, sports and recreational buildings and land not to be built upon unless an assessment has taken place showing the open space, buildings or land are surplus to requirements. This is not the case. The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity or quality. The Applicant has agreed upon the closure of the 9 hole golf course to either re-provide the 9 hole golf course within the existing 18 hole golf course to the south of the application site or to pay a financial contribution of 100,000 to Milton Keynes Council for the enhancement of golf facilities or sports within Milton Keynes. Upon the closure of the driving range to pay a financial contribution of 150,000 for the provision of driving range facilities within Milton Keynes. However, the sum would be returned if additional driving range facilities are provided within Milton Keynes in the period between the date of signing the S106 agreement to the closure of the

7 driving range for physical redevelopment. 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 S.106 legal Agreement based on the Tariff Framework Agreement, the provision of 30% Affordable Housing consisting of a tenure mix of 25% affordable rent (including 5% at broadly equivalent social rent) and 5% shared ownership, nil value land for a local play area, incidental areas of open space and attenuation ponds including provision for long term management and maintenance of sustainable urban drainage systems, travel packs to all residents, the re-provision of a 9 hole golf course within an existing 18 hole golf course on land to the south of the application site or a financial contribution of 100,000 towards the re-provision of a public 9 hole golf course within Milton Keynes and a financial contribution of 150,000 towards replacements driving range facilities within Milton Keynes. The allocation of funding towards infrastructure and community facilities and to mitigate the impact of the development on Wavendon Village. The agreement shall include clauses with regards to sustainable construction, access along the main spine road and a connection to the land to the east and west of the application site. And subject to the conditions set out in section 6 of this report. 5.0 CONSIDERATIONS (An explanation of the main issues that have lead to the officer Recommendation) 5.1 Policy Context The Core Strategy, which has recently been formally adopted, allocates the application site as part of the Strategic Land Allocation. Policy CS1 (Milton Keynes Development Strategy) focuses the majority of development on, and adjacent to, the existing urban area of Milton Keynes as amended. It identifies a Strategic Land Allocation to the south east of the city. Policy CS2 relates to housing, CS3 Employment Land and Policy CS5 Strategic Land Allocation (as amended) sets out the key principles which should be met by development in the Strategic Land Allocation. 5.2 Policy CS2 of the Core Strategy and table 5.2 identifies the Housing Land Supply Position between The total housing requirement for the Borough up to 2026 is for a minimum of 28,000 homes. The policy estimates that the Strategic Land Allocation can accommodate up to 2,900 homes plus other uses to meet the housing targets of the Core Strategy. 5.3 Policy CS5 of the Core Strategy states that development in the Strategic Land Allocation will be permitted in accordance with other relevant policies in the Development Plan and the Principles of development set out below. These principles are defined in more detail in the in the Strategic Land Allocation Development Framework Supplementary Planning Document. The purpose of this document is to ensure that the Strategic Land Allocation is brought forward in a strategic and comprehensive manner. Design codes will be required for each phase or site, and will be prepared by the

8 developer s and approved by Milton Keynes Council. The principles of the development are that the development should: 1. Provide a sustainable urban extension to Milton Keynes, providing in the region of 2,900 homes. 2. Create a sustainable, safe and high quality urban extension which is well integrated with and accessible from the existing city. Its structure and layout should be based on the principles that have shaped the existing city, especially the grid road system, the linear parks and strategic flood water management. 3. Maintain the character and integrity of existing settlements and provide clear separation between the new development and adjacent existing settlements. 4. Maximise opportunities for sustainable travel patterns, including reducing car use by locating development close to public transport nodes and routes. 5. Link to the surrounding road, redway and grid road network. 6. Apply, as a minimum, the highest standards of sustainable construction in force at the time. 7. Consider the use of community energy networks in line with Policy CS Provide residents and businesses with access to a high quality telecommunications and ICT network. 9. Provide new social and commercial facilities and services to meet the day to day needs of new and existing residents. 10. Create strategic landscape boundaries to the outer edges of the development area and to soften the impact of the development on the adjacent and surrounding open countryside. 11. Take a strategic and integrated approach to flood management and sustainable approach to water resource management, including Sustainable Urban Drainage Systems (SUDS) and flood risk mitigation. 12. The delivery of development will be through the Milton Keynes tariff to provide for contributions to on- and off-site strategic and local infrastructure in an effective and timely way, assuming the development gains (outline) planning permission before a Community Infrastructure Levy Charging Schedule is adopted (or April 2014, whichever is sooner). This must include financial contributions to the improvement and extension of infrastructure and facilities in nearby existing settlements which are made necessary by the development. 13. Employment to contribute to the achievement of the Plan s employment objectives. 14. Homes with a range of sizes, types and tenure, including affordable housing in accordance with Policy CS10 or successor development plan policy. 15. Retail and commercial development of an appropriate scale to ensure the top-up convenience shopping needs of new and existing residents in the development area are met. 16. Dependant on the size of development, and in terms of the Council s current standards of provision, a range of community facilities, including schools and education facilities, health, sports and leisure facilities, provision

9 for the emergency services and the voluntary sector to meet the needs of the new and existing residents. As far as possible these facilities should be located close to each other in accessible locations. 17. A proportionate contribution to new or upgraded transport infrastructure that is made necessary by the development. 18. Safeguard the proposed alignment of the Bedford to Milton Keynes waterway. 19. Technical work will be required to fully assess the traffic impact of the development on the road network within the city, nearby town and district Centre s and adjoining rural areas, and to identify necessary improvements. 5.4 Strategic Land Allocation Development Framework Supplementary Planning Document The Strategic Land Allocation Development Framework was adopted by Cabinet on 5th November This document sets out more detailed guidance against which the principles of policy CS5 of the Core Strategy are assessed including more detailed design guidance. 5.5 Provide a sustainable urban extension to Milton Keynes, providing in the region of 2,900 homes This revised application seeks to assist in the delivery of up to 400 homes on the application site known as Wavendon Golf Centre. This would result in there being 2,500 homes to be provided on the remaining parcels of land within the wider area assigned as the Strategic Land Allocation. When this is added to 410 permitted under application 13/02381/FUL and 1,140 permitted under application 13/02382/OUTEIS this would leave 900 dwellings to be provided across the remaining parcels. The provision of 400 homes would assist the Council in meeting their 5 year land supply. The location of the application site on the periphery of Milton Keynes opposite to Magna Park and Eagle Farm North employment areas and its proximity to the M1 means that the site would be an acceptable location for a sustainable mixed use urban extension. The provision of more housing development land for Milton Keynes is in line with policies CS2 and policy CS5 (i) of the Core Strategy and the Strategic Land Allocation Development Framework and would help to facilitate the expansion of the Borough. 5.6 Create a sustainable, safe and high quality urban extension which is well integrated with and accessible from the existing city. It structure and layout should be based on principles that have shaped the existing city, especially the grid road system, the linear parks ans strategic flood water management. The revised Design and Access Statement and parameter plan are not a matter for detailed consideration as part of the application. All detailed design matters which include, access, layout, scale, landscaping and design are reserved for a future detailed revised matters application. This application is merely seeking the principles of the details shown the parameter plan (WAVOO1/024 Revision G) being acceptable. The revised

10 Design and Access Statement dated October 2014 and a parameter plan (WAV001/024 Revision G) detail the land uses, access and movement, open space and landscaping to guide future proposed development and aid its assessment. The Urban Designer advises the revised parameter plan and Design and Access Statement is acceptable. The detailed design, layout, landscaping, scale and access will be looked at once the design codes and future reserved matters for each phase or part have been submitted. 5.7 Maintain the character and integrity of existing settlements and provide clear separation between the new development and adjacent existing settlements Lower End Road separates the proposed development from sporadic residential development located on the southern side of the road. The development would maintain existing trees and hedgerows located along the northern side of Lower End Road. The existing club house, an associated car park, an access from Lower End Road and footpath to the 18 hole golf course would be retained. On the remaining area of land fronting Lower End Road it is proposed to construct lower density housing up to two storeys in height to reflect the more rural landscape to the south. There would be no new accesses provided onto Lower End Road to serve any proposed residential development. The proposed outline application is proposed to maintain the character and integrity of existing settlements and would provide a clear separation between the new development and rural edge where sporadic residential dwellings are located on land opposite to the site. 5.8 Maximise opportunities for sustainable travel patterns, including reducing car use by locating development close to public transport nodes and routes In the originally submitted Transport Assessment under the subheading Baseline Sustainable Travel Conditions the following is discussed:- Pedestrian and Cycle Shared footway and cycleway (redway) segregated from and on the north side of A421 that with a connection to the south of A421could provide a link to serve the Land South of the A421 as part of the Glebe Farm development. Redway on western side of A5130. Redway proposed on southern side of A421 as part of pinch point scheme. No pedestrian footway provision on Lower End Road apart from a 100 metre section on south side which provides a hard link between Wavendon Golf Academy club house and the 18 hole course. 5.9 At paragraph 3.3 of the originally submitted Transport Assessment the existing modal split is discussed. Journey to work data for the Danesborough and Walton Park wards has been taken from the 2001 census data. This shows that 79.9% and 81% respectively from Walton Park and Danesborough wards travel by car from home to work (including car passengers). This equates to 80.1% average across the two wards which is higher than the average for the rest of Milton Keynes (75.7%). It is

11 anticipated that these figures will fall as a result of the introduction of improved sustainable transport measures There is relatively little infrastructure in place for pedestrians and cyclists on roads adjacent the development site. This situation will change significantly as the Strategic Land Allocation developments come forward and through the delivery of the transport infrastructure programme through the Milton Keynes tariff agreement and the pinch point funding programme. The Strategic Land Allocation Development Framework proposes two new bus routes and therefore the site will be well served by public transport Link to the surrounding road, redway and grid road network Lower End Road will not receive traffic related to the proposed housing development Sustainability Benefits 6.1 Transport para 3.0 states Primary access to the site will be provided to and from the A421 a key route in addition to multiple roads from those planned developments to the East and West The Senior Highway Engineer advises that this site does not directly link to the A421 or any other part of the public highway and it is worthy of note that reliance has to be made on the network of access routes provided by the developments to the east and west of this application site The investigation for pedestrian routeing along Lower End Road is welcomed but previous investigations the Senior Highway Engineer have carried out show that there are too many constraints to the provision of this. The Senior Highway Engineer requested that the originally submitted application site be amended to adopt a similar design philosophy to the development sites to the east and west whereby a pedestrian/cycle route is established just to the north of Lower End Road with punctuations through the existing hedgerow at judicious locations to provide emergency access links to this road. The amended parameter plan (WAV001/024 Rev G) has addressed the Senior Highway Engineers concerns and includes the provision of a pedestrian/cycle link to the north of Lower End Road which would similar to the sites to the east and west At paragraph B4.4 of the Sustainability Statement it states The site is served by a wide, well surfaced shared footway/cycleway to the north of the development along the A421 between Kingston roundabout and Fen roundabout. The Senior Highway Engineer advises that this site lies to the east of that length of redway and although this route will be extended through the pinch point funding to along the northern boundary of this site, the plans originally submitted in support of this application showed no physical connection the redway running along the A421. The amended application shows two links from the site to the redway adjacent to A421 and a leisure route running adjacent to the open space and linking with the routes shown on Glebe Farm and land to the west of Eagle Farm South The Environment Statement states that the following infrastructure will be

12 provided as part of the proposed development: - New vehicular access onto Newport Road. (This is actually planned for provision within the permitted in principle planning application 13/02382/OUTEIS for the Glebe Farm and will not be provided as part of this application). New vehicular access onto existing Fen roundabout. Again this will be provided as part of the permitted in principle planning application 13/02382/OUTEIS Glebe Farm. Link road through the development which will connect to Glebe Farm to the west and Eagle Farm south to the east and Pedestrian/cycle linkages through the site as well as connections to the existing redway system. A list of Infrastructure and Smarter Choice initiatives are listed as being provided by the Milton Keynes tariff system and as such the Senior Highway Engineer considers that the applicant is indicating that he is willing to sign up to the tariff system Apply, as a minimum, the highest standards of sustainable construction in force at the time. The application is accompanied by a Sustainability Statement setting out general principles to be followed in the development. The statement acknowledges that the tariff principles will be followed where 90% of homes will be Code for Sustainable Homes Level 3 and 10% Code Level 4. However, it does not specifically recognise that the 90% of homes which achieve Code Level 3, the development will also need to achieve the relevant credits under the Code for 10% renewable energy (1 credit under ENE7). The applicant is reminded of this specific requirement. The Senior Planning Officer in the Development Plans Team has advised that as the submitted application, is an outline application, there is no need to address saved policy D4 of the Milton Keynes Local Plan at this stage. Developers are required to submit a sustainability statement at the reserved matters stage for the housing parcels. The requirements for meeting saved policy D4 of the Milton Keynes Local Plan will be set out under the tariff/s106 agreement. The applicant has agreed to make a financial contribution towards the carbon offset fund through the tariff agreement Consider the use of energy networks in line with Policy CS15 The applicant s agent considers that the relative low density of the development and the predominant residential function of the buildings discourage the use of a community energy network. The heat losses and associated energy demand for pumping water along long pipe runs would reduce the efficiency of such an approach where base load demand is relatively low, and would increase the maintenance burden into the future. As a result, while the use of Combined Heat and Power via a district heating network has been reviewed in the accompanying Sustainability Statement, it is considered inappropriate and not feasible for this development.

13 5.18 Provide residents and businesses with access to a high quality telecommunications and ICT network The applicant has undertaken investigations with public utilities service providers who have indicated that arrangements for suitable levels of supply can be achieved for all key services. A condition will be imposed on any planning permission to ensure that the development has the potential to be served by high speed broadband and the ICT network and details will be required to be submitted at the reserved matters stage Provide new social and commercial facilities and services to meet the day to day needs of new and existing residents. The planning application (13/02381/OUTEIS) which has been approved in principle for Eagle Farm south included a Local Centre to meet the everyday top up needs of residents within that development parcel and the adjacent development parcels, such as land to the west of Eagle Farm South. The planning application 13/02382/OUTEIS for Glebe Farm which has been approved in principle included a Mixed Use Neighbourhood Centre opposite to the sites for a primary and secondary school. The Neighbourhood Centre includes 0.25 hectares of land for a new Health Centre, accommodating a building of approximately 700 square metres (Gross External Area), this is subject to such a facility being required by the Primary Care Trust and could accommodate a dentist as part of the offer. It should be noted that the Primary Care Trust would purchase the site for a new health centre from the applicant at the market value for Primary Care Trust Health Centre sites. Up to 350 square metres (Gross External Area) of food retail on 0.15 hectares of land will be provided and may accommodate a single small food store or be configured to accommodate a number of smaller units. A further 400 square metres (Gross External Area) of non- food retail space on 0.2 hectares of land will be provided as part of the offer. The proposed Neighbourhood Centre would serve the Glebe Farm development, the adjacent and wider development parcels in the Strategic Land Allocation Area to meet the day to day needs of new residents In addition under planning application 13/02382/OUTEIS for Glebe Farm 0.10 hectares of land has been approved in principle for a community centre located within the land designated within the amended application for playing fields on the south side of Newport Road. The community centre would measure approximately 700 square metres (Gross External Area) and will be a multi- functional facility with the ability to support activities that will take place on the adjacent playing fields, crèche functions, provide meeting space for community groups and indoor sports facilities within the buildings fabric. The applicant of the Glebe Farm application agreed to provide a site for a community building at nil value. The building that would stand on the site will be funded through the tariff and constructed to the Council s design specifications for a community centre. A smaller community facility will be provided within the Neighbourhood Centre. These facilities would meet the day to day needs of residents of this development, new residents in parcels of development adjacent to the site and the parcels within the wider

14 Strategic Land Allocation area. The Neighbourhood Centre, Local Centre and Community Centre would meet the needs of both new and existing residents Create strategic landscape boundaries to the outer edge of the development area and to soften the impact of the development on the adjacent surrounding open countryside The southern boundary of the development will be formed by a rural landscape character which is respectful of the existing and adjacent character along Lower End Road. The provision of a soft edge along this boundary would minimise the impact of the proposed development upon the adjacent and surrounding open countryside The application site frontage landscape (A421), links with the adjacent sites to the east and west. The applicant is seeking to retain material that was used to sculpt the 9-hole golf course a decade ago to create a landform along the northern edge of the site. The edge is perceived by the applicant as a hostile environment with a trunk road currently being duelled to carry significant volumes of traffic to junction 13 of the M1 motorway. Directly to the north of the A421 lie two large B8 warehouses which are occupied by River Island and John Lewis, they operate 24 hours a day, seven days a week. The proposed land form would serve to screen the proposed housing from the A421 and B8 warehouses, thereby creating a more acceptable residential environment. The applicant has detailed how this would link into the neighbouring sites through the submission of a detailed illustrative landscape proposals plan and cross sections plan and a detailed covering letter. The Senior Landscape Officer has assessed the submitted information and considers that the Landscape Proposals on DLA drawing number WAV 002/037 show broad indicative principles which at this stage are acceptable. A condition should be imposed on any planning permission requiring more detailed information showing the landscaping bund and planting details adjacent to the A Take a strategic and integrated approach to flood management and sustainable approach to water resource management, including Sustainable Urban Drainage Systems and flood risk mitigation The application was accompanied by an Environmental Statement including a supporting Flood Risk Assessment which included details of the proposed drainage strategy and flood mitigation for the development. The proposed drainage strategy utilises the existing topography of the site which falls to the north east corner and its outlet. An area of land for surface water attenuation is integral to the overall proposed open space network. An attenuation pond is located to the north eastern corner of the application site which provides opportunities for ecological habitats alongside managing surface water from the development. The Buckingham and River Ouzel Internal Drainage Board Advise that the proposals stated within the Drainage Strategy and Flood Risk Assessment which include a Strategic Integrated Surface Water Management System, a surface water discharge

15 rate of 3 litres per second per impermeable hectare following Milton Keynes Strategy for development in this area. It is recommended that conditions are imposed on any planning permission to ensure that the applicant s storm water design and construction is adequate before development commences The delivery of development will be through the Milton Keynes tariff to provide for contributions to on and off site strategic and local infrastructure in an effective and timely way. The application includes on site and off site infrastructure contributions through the Milton Keynes Tariff. The applicant is not signed up to the Milton Keynes Tariff but is prepared to enter into a S106 legal agreement with the Council for contributions for the housing development to be based on the on site and off site contributions through Milton Keynes Tariff. The tariff requires the payment of residential contributions based on the number of residential units. The Tariff payment will contribute towards a range of facilities including strategic infrastructure provision set out in a table below. In addition, the site specific S106 agreement will cover nil value land for a local play area, incidental areas of open space and an attenuation pond. Contributions Towards Infrastructure and Community Facilities Overall figure for 400 Education 2, primary 845,158 -secondary 850,556 -post 16 provision in schools 200,737 -early years 171,289 Higher Education 490,309 -MK University 349,450 -MK College 140,860 Transport 2,829,953 -local /grid roads 1,018,410 -major roads 848,102 -public transport 963,440 Health 769,574 -primary 238,529 -acute 531,046

16 Leisure and Community Facilities 494,399 Open Space and Play Areas 1,436,408 Libraries and Life Long Learning 121,718 Crematorium/burial grounds 35,338 Heritage 117,792 Waste Management 131,534 Public Art 32,393 Social Care 179,306 Other 373,371 -flooding and drainage (IDB) 92,064 -voluntary sector contribution 92,064 -inward investment 92,064 -carbon offset (Policy D4) 73,620 -emergency services 23,558 Total Contribution per dwelling 22,700 Total Contribution 9,079, Subject to the agreement of a scheme for traffic calming through Wavendon Village with the local highway authority the Council will include, for approval, within its local investment plan a project to deliver the said scheme, funded by contributions from this development. Proposals for the expansion of community facilities within the village of Wavendon for the purpose of providing additional capacity to mitigate the demands of the new development will also be included within the local investment plan for approval through the appropriate Council procedure. The S106 Agreement will include the possible allocation of some Tariff funding towards infrastructure and community facilities to mitigate the impact of the development on Wavendon Village Aspley Guise Parish Council has requested that financial contributions from this development be spent on Traffic Calming measures in Aspley Guise, as a result of the proposed development. The Tariff Programme Manager has advised that the Council is deferring the implementation of any development in the Strategic Land Allocation area until after the Council has completed the dualling of the A421 running along the entire length of the northern

17 boundary of the proposed development site and the wider Strategic Land Allocation As well as catering for additional traffic arising directly from this development, the additional dualling, in conjunction with the expanded capacity and signalisation of Kingston Roundabout, will go some way to alleviate the current traffic congestion at peak hours in this area. This is the reason that the Council were able to secure Pinch Point funding from the Department for Transport With regards to Aspley Guise Parish Council s comments about deferring the commencement of development until the A421 is dualled all the way to junction 13, the Council cannot defer development here until pre-existing problems, on a section of road largely outside of the Council s control, are fully addressed. The modelling work the Council have carried out suggests that the A421, and the junctions within the Council s control, will continue to function at acceptable levels allowing for the new proposed development. Alongside the substantial investment the Council have, and are continuing to make, in dualling the A421, the Council have also made a significant investment, using developer funding, in Junction 13. The South East Midlands Local Enterprise Partnership has awarded 23.5 million to complete the remaining stretch of the A421 from Eagle Farm to Junction 13 to make this a continuous dual carriageway from Milton Keynes to Bedford The Tariff Programme Manager advises that, in line with the approach that was taken at Whaddon in relation to the western expansion area, if a local Parish Council, in conjunction with their own Highway Authority, has concerns over the potential for their locality to be adversely impacted by traffic from new development in Milton Keynes Council area, then Officers will look sympathetically at any proposals they may want to put to the Council for measures that would deter traffic from deviating from the planned routes. Any contribution to funding any such measures though would have to be proportionate to the objectively assessed level of risk Employment to contribute to the achievement of the plan s employment objectives The adopted Strategic Land Allocation Development Framework Supplementary Planning Document identifies that land at Eagle Farm North, north of A421 is proposed for employment use. An outline planning application 12/02204/MKPCO for B1(C) Light Industrial, B2 General Industry and B8 Storage and Distribution uses with Ancillary Office accommodation, new access and associated works including provision of a safeguarded route for the canal was granted planning permission on 6 th August The golf clubhouse would be retained as part of this application which will provide employment opportunities to serve the existing club house, function rooms and 18 hole golf course Homes with a range of sizes, types and tenure including affordable housing in accordance with policy CS10 of the Core Strategy or successor

18 development plan. This revised outline application seeks to deliver up to 400 dwellings, provided as a mixture of dwelling types in terms of size and tenure. The exact nature of the housing mix to be provided within the application site will be confirmed through reserved matters process Policy CS10 of the Core Strategy and saved policy H4 of the Milton Keynes Local Plan requires the provision of 30% Affordable Housing on all sites of 15 or more units. Under the Affordable Housing Supplementary Planning Document (2013) a tenure mix consisting of 25% Affordable Rent, (including 5% at broadly equivalent Social Rent level) and 5% shared ownership. For the revised application consisting of up to 400 units, this would equate to a total of 140 affordable housing units. The tenure mix would comprise 100 affordable rent units (including 20 at Social Rent equivalent level) and 20 shared ownership. The Housing Strategy Officer has confirmed that this proposed amended outline development would conform to policy CS10 of the Core Strategy, saved policy H4 of the Milton Keynes Local Plan and the Affordable Housing Supplementary Planning Document Retail and commercial development of an appropriate scale to ensure the top-up convenience shopping needs of new and existing residents in the development area are met. As stated in paragraph 5.19, planning application 13/02381/OUTEIS has been approved in principle for Eagle Farm South and included a Local Centre to meet the everyday top up needs of residents within that development parcel and the adjacent development parcels, such as land to the west of Eagle Farm South. In addition, planning application 13/02382/OUTEIS which has been approved in principle included a Mixed Use Neighbourhood Centre opposite to the sites for a primary and secondary school. The Neighbourhood Centre includes 0.25 hectares of land for a new Health Centre, accommodating a building of approximately 700 square metres (Gross External Area), this is subject to such a facility being required by the Primary Care Trust and could accommodate a dentist as part of the offer. It should be noted that the Primary Care Trust would purchase the site for a new health centre from the applicant at the market value for Primary Care Trust Health Centre sites. Up to 350 square metres (Gross External Area) of food retail on 0.15 hectares of land will be provided and may accommodate a single small food store or be configured to accommodate a number of smaller units. A further 400 square metres (Gross External Area) of non- food retail space on 0.2 hectares of land will be provided as part of the offer. The proposed Neighbourhood Centre would serve the Glebe Farm development, the adjacent and wider development parcels in the Strategic Land Allocation Area to meet the day to day needs of new and existing residents Dependant on the size of the development and in terms of the Council s current standards of provision, a range of community facilities includes

19 schools and education facilities, health, sports and leisure facilities, provision for emergency services and the voluntary sector to meet the needs of existing and new residents. As far as possible these facilities should be located close to each other in accessible locations. Approval in principle has been granted for the provision of two primary schools within the Strategic Land Allocation Area under planning applications 13/02381/OUT Eagle Farm South and 13/02382/OUTEIS. Children generated by this development between the ages of 2-11 would be within walking distance of these two schools, once the new grid roads and new principal spine road through the Strategic Land Allocation had been completed. Approval in principle has been granted for secondary school within the Strategic Land Allocation Area under application 13/02382/OUTEIS. Children generated by this development between the ages of would be within walking distance of these two schools, once the grid roads and principal spine road through the Strategic Land Allocation had been completed. The development would comply with saved policy C4 of the Milton Keynes Local Plan The revised proposed development includes 3.91 hectares of open space divided into the following categories: one locally equipped area of play and amenity open space. Other uses include the potential for attenuation features The text relating to the play area should refer to saved Appendix L3 of the Milton Keynes Local Plan , as this dictates the required spatial areas and buffer zones which will be critical when arranging housing layouts A proportionate contribution to new or upgraded transport infrastructure that is made necessary by the development. In terms of bus services the Environment Statement states that the site is served by bus services within 1.2 kilometres and whilst this may be true the sustainability of the site is wholly dependent on bus services running through the Strategic Land Allocation Area. This will require sign up to the Milton Keynes tariff or contributions through a S106 package. It talks about bus stops but of course as a relatively isolated site it has no current connection to any bus services or stops The notion in the Sustainability Statement that the promotion of sustainable modes of transport will be extended to utilise and link the development to existing local bus networks and cites that the existing bus routes 17, 24 and 25 will provide access for residents and visitors alike to the greater Milton Keynes and beyond. Whilst this may be the aspiration the Senior Highway Engineer advises that it is clear that the existing 300 bus service is possibly the only service that can be adapted to serve this part of the Strategic Land Allocation area and delivers on the basis of Milton Keynes policy that no part of any development will be further than 400 metres from a bus stop. It is noted the intention that travel packs will be provided to all residents and secured under the S106 agreement.

20 5.39 With regard to rail services the Environment Statement states that there is one local rail station within 2 kilometres and another just over 2 kilometres distant both stations being on the Bletchley-Bedford line but the stations are not mentioned by name. Presumably the closer of the two is Woburn Sands and the other could be either Aspley Guise or Bow Brickhill. The Environment Statement states that rail interchange is available at Bletchley for the London (Euston) Birmingham line. Further interchange is available at Bedford Technical Work will be required to fully assess the traffic impact of the development on the road network within the city, nearby town and district centres, adjoining rural areas, and to identify necessary improvements. The Milton Keynes Traffic Model has been used to provide traffic flows for the network surrounding the development site. Information pertaining to the Milton Keynes TM outputs has been taken from the submitted transport assessments for Glebe Farm and Eagle Farm South. It is important to understand that this application site is wholly at the whim of the traffic impact assessments carried out for Glebe Farm and Eagle Farm South and as detailed in the Wavendon Master Plan technical note. As a result the traffic impact assessment not surprisingly delivers nothing that is out of character with those assessments. It finally notes that a Verkehr In Staden Simulationsmodel (Traffic In Cities simulation model) has been produced for Milton Keynes Council as part of the A421/Kingston roundabout improvements and this has superseded work carried out through capacity assessments undertaken as part of those Transport Assessment s. The main change with the amended scheme is the increase in the number of dwellings. Previously the Transport Assessment and Environmental Statement tested the impact of 375 homes but this has now been increased to 400 homes. From a highway perspective this increase is insignificant in terms of impact on the local highway network as it constitutes less than a 1% increase across the whole of the Strategic Land Allocation area. As a result the Senior Highway Engineer would not have an objection to the increased number of dwellings Density The overall density is approximately 35 dwellings per hectare based on the site delivering 400 dwellings. This would be in accordance with the density requirements set out in the Strategic Land Allocation Development Framework which seeks an overall net density of around 35 dwellings per hectare. Residential density will vary across the development area, with higher density homes fronting the main street and framing key areas within the development; medium density adjacent to the A421 and low density adjacent to Lower End Road to reflect the more rural landscape to the south. The transition of residential density across the site will assist in provide an appropriate and sensitive response to the surrounding areas.

21 5.42 Building Height The applicant has advised that buildings will be up to 13 metres. Dwellings will be predominantly two and two and a half storeys with some three storey development Loss of 9 Hole Golf Course and Floodlit Driving Range The application is in outline and proposes the re-development of the existing 9 hole, par 3 golf course and driving range associated with Wavendon Golf Club to provide 400 residential dwellings informal open space, amenity space, retained vegetation and landscaping. The revised application seeks to retain the parking area currently associated with the Wavendon Golf Club House, which is accessed from Lower End Road. Therefore, the current application proposes the loss of the existing 9 hole golf course, par 3 golf course and driving range and part of the existing car park The application site forms part of the wider Strategic Land Allocation area. The Strategic Land Allocation Development Framework Supplementary Planning Document, Adopted in November 2013 sets out the parameters and illustrative layouts for the wider site, including the current application site The Strategic Land Allocation Development Framework, Supplementary Planning Document, allocates the current application site for residential development and open space both pitches and informal open space. The illustrative Strategic Land Allocation Development Framework, Supplementary Planning Document masterplan promotes residential development on the site of the existing golf facilities. However, it did so in the absence of an evidence base (for golf) supporting this approach at the time of its adoption The Council has now adopted the Milton Keynes Sport and Active Communities Strategy, dated February 2014, which provides a more up-todate picture of the supply and demand position for golf facilities. The Strategy indicates that there are five sites providing for golf in Milton Keynes as a mixture of 18 holes, 9 holes, par 3 courses, and driving ranges. The Strategy sets out that, although the network of standard golf courses currently meets demand, there is too little par 3 and possibly driving range provision. It is anticipated that these facilities will come under increasing pressure as the population changes. The recommendations of the Strategy, with regard to golf, are as follows: Ensure that positive planning policies are in place to support golf as a sport, which will enable golf providers to respond to changing demand, and provide new sites. Provide 2 x standard 18 hole courses. Provide 1 x par 3 9 hole course. Provide 24 driving range bays.

22 5.47 Sport England consider that the Milton Keynes Sport and Active Communities Strategy, dated February 2014 is clearly at odds with the Strategic Land Allocation Development Framework Supplementary Planning Document and questions whether the Strategic Land Allocation Development Framework Supplementary Planning Document would have been adopted in its current form, had the outcomes of this golf facility review been available at that time. In any event, it is clear that the existing facilities at Wavendon Golf Club are not surplus to requirement and very much need to be either retained or re-provided Sport England has considered carefully the wording of the Strategic Land Allocation Development Framework Supplementary Planning Document and in particular paragraphs Whilst the wording of these paragraphs is somewhat unclear, paragraph requires particular consideration. Paragraph states: The proposals will be informed by an up-to-date assessment of the supply and demand for golf facilities, at the time of physical redevelopment of the land 5.49 If permission is to be forthcoming for the current proposal, it needs to be considered acceptable, in principle, at planning application stage. Notwithstanding the wording in the Strategic Land Allocation Development Framework Supplementary Planning Document, the matter of the retention, re-provision or otherwise of the existing facilities cannot be left to some period prior to the redevelopment of the land. The need to retain, re-provide or otherwise, goes to the heart of the principle of the development and cannot be determined at some later date. The originally submitted application made no provision for the retention or re-provision of the existing golfing facilities. The retention or re-provision of these facilities is required in order for the application to comply with paragraph 74 of the National Planning Policy Framework Paragraph 74 of the National Planning Policy Framework states: Existing open space, sports, and recreational buildings and land, including playing fields, should not be built upon unless: An assessment has been undertaken which has clearly shown the open space, buildings or land are surplus to requirements; or The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity or quality in a suitable location; or The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss. In this case to prevent the loss of sports facilities and land along with access to natural resources used for sport Both Sport England and the Council s Leisure and Community Officer

23 require the 9 hole golf course and driving range to be re-provided, either by incorporation within the existing 18 hole golf course to the south of the application site or through financial contribution towards the re-provision of facilities elsewhere in Milton Keynes The applicant has offered upon the closure of the 9 hole golf course to allow for the physical redevelopment of the site to either: Undertake the physical changes shown on PJA drawing dated July 2014 Rev 3 to the 18 hole golf course to allow 9 holes to be played on the course south of Lower End Road or: Make a financial contribution of 100,000 to Milton Keynes Council for the enhancement of golf facilities or sports provision within Milton Keynes. Any contribution will be indexed linked from the date the S106 legal agreement was signed. This option is subject to agreement from Milton Keynes Council Community and Leisure Officer s Upon the closure of the existing driving range to allow for the physical redevelopment of the site to: Make a financial contribution of 150,000 to Milton Keynes Council for the provision of driving range facilities within Milton Keynes. The contribution would be repaid if it has not been expended or committed to expenditure by the Council prior to additional driving range facilities of a similar type being provided within Milton Keynes. Any contribution will be index linked from the date the S106 agreement was signed The Change To The Location of the Playing Fields The Indicative Development Framework Plan (Figure 3.13) in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document shows the playing fields being located adjacent to the A421 on land in the ownership of Gallagher s and Mereton College. However, under planning application 13/02382/OUTEIS for Glebe Farm the Development Control Committee at their meeting on 11 th September 2014 resolved to grant planning permission in principle for the playing fields and community centre to be relocated to land to the west of Newport Road bounded by Stockwell Lane and Wavendon Village. The change to the proposed location of the playing fields followed extensive pre and post application discussions between Gallagher Estates, Council Officers and Local Stakeholders, including the Stables Theatre Ltd, Wavendon Parish Council, Woburn Sands Parish Council and elected Ward Members. As a result of this change, under this application 14/00350/OUTEIS additional housing has been provided on David Lock Associate drawing number WAV001/024 Revision G (Parameter Plan). As a result of the change to the location of the playing fields and community building there is sufficient justification as set out above for the Development Control Committee to permit a deviation from the location shown for playing fields and community building on the Indicative

24 Development Framework Plan (Figure 3.13) in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document Conclusion This application would assist in the delivery of 400 homes on the site. When added to the 410 homes recently permitted in principle under application 13/02381/OUTEIS (Land Known as Eagle Farm South) and the 1,140 homes permitted in principle under application 13/02382/OUTEIS (Land known as Glebe Farm) this would result in their being 950 units to be provided on the remaining parcels of land within the wider area assigned in the Strategic Land Allocation Area. The provision of 400 homes would assist the Council in meeting their 5 year land supply. The location of the application site on the periphery of Milton Keynes opposite to Magna Park employment area and in close proximity to the M1 means the site would be acceptable for a sustainable urban extension. The provision of the housing development is in line with policies CS2 and CS5 (i)of the Core Strategy and the Strategic Land Allocation Development Framework and would facilitate the expansion of the Borough The detailed scale, design and layout of each phase or part of the development are not a matter for consideration as part of this application. The revised Design and Access Statement dated October 2014 and the revised parameter plan have been established to guide future development and aid the assessment of the wider area. The parameter plan will be conditioned as it establishes key parameters such as land use, access and movement and open spaces which should inform any future reserved matters applications The Highway Engineer considers that the traffic generated by the proposed development would have an impact on the surrounding highway network, however, improvements are currently be made to the A421 which include dualling and works to the Kingston roundabout to mitigate some of those impacts. The housing development would be accessed solely from the A421. The golf club house would be accessed, as it does currently from Lower End Road. No dwellings would be accessed from Lower End Road. Financial contributions would be made towards public transport to serve the wider Strategic Land Allocation Area The development would deliver 30% affordable housing on the site. A total of 140 affordable housing units would be provided. The tenure mix would comprise of 100 affordable rent housing units (including 20 at affordable rent equivalent) and 20 shared ownership. This would accord with policy CS10 of the Core Strategy, saved policy H4 of the Milton Keynes Local Plan and the Affordable Housing Supplementary Planning Document. The application includes on and off site community and infrastructure contributions identified through the Milton Keynes Tariff. The applicant is willing to enter into a S106 legal agreement with the Council. The tariff requires the payment of contributions based on the number of residential

25 units. The tariff contribution will contribute towards a range of facilities including strategic infrastructure provision as set out in paragraph 5.24 of this report. In addition, the site specific S106 agreement will include nil value land for a local play area, areas of incidental open space and attenuation ponds. There shall be provision of access to the adjoining parcels of land The Strategic Land Allocation Development Framework Supplementary Planning Guidance does not form part of the Statutory Development Plan for Milton Keynes. The adopted Strategic Land Allocation Development Framework is guidance and not planning policy and therefore can be deviated from if there is sufficient justification to move away from guidance. This revised application seeks a deviation from the Indicative Development Framework Plan shown as Figure 3.13 in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document which illustrates how the layers are brought together to achieve the vision for the Strategic Land Allocation. This change has been brought about as a result of the overall paying fields and community centre to serve the Strategic Land Allocation area being permitted by the Development Control Committee at their meeting on 11 th September 2014 on land known as Glebe Farm (13/02382/OUTEIS). The applicant is now providing 50 additional houses in lieu of the playing pitch and community centre. When weighing up be benefits and dis-benefit of this change, Officer s consider that there us sufficient justification for the Development Control Committee to permit a deviation from the location for the playing fields and community building shown on Indicative Development Framework Plan shown as Figure 3.13 in the Strategic Land Allocation Development Framework Plan Supplementary Planning Document This application includes the redevelopment of land which is currently used as a 9 hole par 3 golf course and driving range. Paragraph 74 of the National Planning Policy Framework requires existing open space, sports and recreational buildings and land not to be built upon unless an assessment has taken place showing the open space, buildings or land are surplus to requirements. This is not the case. The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity or quality. The Applicant has agreed upon the closure of the 9 hole golf course to either re-provide the 9 hole golf course within the existing 18 hole golf course to the south of the application site or to pay a financial contribution of 100,000 to Milton Keynes Council for the enhancement of golf facilities or sports within Milton Keynes. Upon the closure of the driving range to pay a financial contribution of 150,000 for the provision of driving range facilities within Milton Keynes. However, the sum would be returned if additional driving range facilities are provided by the applicant or under construction by the applicant within Milton Keynes in the period between the date of signing the S106 agreement to the closure of the driving range for physical redevelopment It is recommended that planning permission be granted subject to the completion of a S.106 legal Agreement based on the Tariff Framework Agreement, the provision of 30% Affordable Housing consisting of a tenure

26 mix of 25% affordable rent (including 5% at broadly equivalent social rent) and 5% shared ownership, nil value land for a local play area, incidental areas of open space and attenuation ponds including provision for long term management and maintenance of sustainable urban drainage systems, travel packs to all residents, the re-provision of a 9 hole golf course within an existing 18 hole golf course on land to the south of the application site or a financial contribution of 100,000 towards the re-provision of a public 9 hole golf course within Milton Keynes and a financial contribution of 150,000 towards replacements driving range facilities within Milton Keynes. The allocation of funding towards infrastructure and community facilities to mitigate the impact of the development on Wavendon Village. The agreement shall include clauses with regards to sustainable construction, access along the main spine road and a connection to the land to the east and west of the application site. And subject to the conditions set out in section 6 of this report. 6.0 Conditions 1 No development shall commence on any phase or part of the development until details of the layout, scale, appearance of the buildings, access thereto and landscaping for that phase or part (hereinafter called ''the reserved matters'') have been submitted to and approved in writing by the Local Planning Authority. Reason: Outline Planning Permission only is granted in accordance with the application submitted. 2 Application for approval of all the reserved matters in respect of all phases or parts of the development shall be made to the Local Planning Authority before the expiration of ten years from the date of this permission. Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act The development within any phase or part of the development hereby permitted shall be begun on or before the expiration of two years from the date of the approval of the last of the reserved matters of that phase or part. Reason: To comply with Section 51 of the Planning and Compulsory Purchase Act No development shall commence in each phase or part of the development until a scheme for the disposal of foul and surface water including the identification and details of any pumping station in each development phase or part shall be submitted to, and approved in writing by, the Local Planning Authority. No dwellings in that phase or part shall be occupied until the works have been carried out in accordance with the approved foul and surface water strategy for that

27 phase or part of the development. Reason: To protect and prevent the pollution of controlled waters in line with National Planning Policy Framework paragraphs 109, 120, 121 and to protect the amenity of local residents from noise. 5 The surface water details for each development phase or part of the development shall comply with the Flood Risk Assessment (FRA) and Drainage Strategy dated February 2014 at the detailed design stage. Any reserved matters applications for each development phase part of the development shall be accompanied by surface water details and the approved detailed shall be implemented for each development phase or part of the development. Reason: To protect and prevent the pollution of controlled waters in line with National Planning Policy Framework paragraphs 109, 120, Reserved matters applications for any phase or part of the development shall incorporate measures to minimise the risk of crime in accordance with Secured by Design Principles. Prior to the commencement of each phase or part of the development a copy of the Secured By Design application, together with the details of the measures to be incorporated within the scheme shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme for each phase or part of the development shall be implemented as approved and shall not be occupied or used until the Council has acknowledge in writing that it has received written confirmation of the 'Secured By Design' accreditation being awarded. Reason: To design out the opportunities for crime and thereby create a safe and sustainable environment. 7 Prior to any development taking place in each phase or part of the development, the developer shall carry out an assessment of ground conditions to determine the likelihood of any ground, groundwater or gas contamination of that part of the site. The results of this survey detailing the nature and extent of any contamination, together with a strategy for any remedial action deemed necessary to bring the site to a condition suitable for its intended use, shall be submitted to and approved by the Local Planning Authority before construction works commence. Any remedial works shall be carried out in accordance with the approved strategy and validated by submission of an appropriate verification report prior to first occupation of that phase or part of the development. Should any unforeseen contamination be encountered in that phase or part of the development the Local Planning Authority shall be informed immediately. Any additional site investigation and remedial work that is required as a result of unforeseen contamination will also be carried out to the written satisfaction of the Local Planning Authority. Reason: To ensure that the site is fit for its proposed purposed and any

28 potential risks to human health, property, and the natural and historical environment, are appropriately investigated and minimised. 8 All existing trees, woodlands and hedges to be retained in each phase or part of the development are to be protected according to the provisions of BS 5837: 2012 'Trees in relation to design, demolition and construction - Recommendations' All protective measures especially the fencing and ground protection must be put in place prior to any other work commencing in that phase of the development (this includes vegetation clearance, ground-works, vehicle movements, machinery / materials delivery etc.) The fencing shall be of the same specification as that depicted in figure 2, page 20 and ground protection as specified in pages 21/22 in BS 5837: Signs informing of the purpose of the fencing and warning of the penalties against destruction or damage to the trees and their root zones shall be installed at minimum intervals of 10 metres and a minimum of two signs per separate stretch of fencing. Once erected the Local Authority Tree Officer shall be notified so the fencing can be inspected and approved for each phase or part of the development.. The Root Protection Area (RPA) within the protective fencing must be kept free of all construction, construction plant, machinery, personnel, digging and scraping, service runs, water-logging, changes in level, building materials and all other operations, personnel, structures, tools, storage and materials, for the duration of each construction phase. Reason: To ensure that there is adequate tree protection measures. 9 Within three months of occupation of the first units a site wide coordinator shall be nominated to manage the Travel Plan and conduct a Site Audit, and a site wide Travel Plan report shall be submitted to and approved by the Local Planning Authority. The Plan shall either be produced utilising the ITRACE Travel Plan management software or mirror its outputs in a format that is acceptable to the Local Planning Authority in consultation with the Highways Agency. Targets for modal shift must be agreed with Milton Keynes Council in consultation with the Highways Agency to achieve a reduction in single occupancy vehicle usage. The approved full Travel Plan shall be implemented in accordance with the timetable and targets contained within with a minimum of annual reporting for the first five years, biannually thereafter. For the avoidance of doubt the nominated Travel Plan Co-ordinator shall co-ordinate the submission of the annual surveys with travel plan coordinators of the other development sites unless otherwise agreed in writing by Milton Keynes Council in consultation with the Highway Agency. Reason: To reduce single occupancy vehicle trips to the site and to ensure the M1 motorway trunk road continues to serve its purpose as part of a national system of routes for through traffic, to satisfy the reasonable requirements of road safety on the M1 motorway trunk road and connecting roads in accordance with section 10 of the Highways Act

29 1980. In order to minimise the impact of the development on the operation of the Strategic Highway Network. 10 The applications for reserved matters approval submitted to the Local Planning Authority pursuant to condition 1 are not to exceed the following amounts in total: 400 Residential Units (Use Class C3); The use classes are those set out in the Town and Country Planning (Use Classes) Order 2010 or in any provision equivalent to that Class in any statutory instrument revoking or re-enacting that order with or without modification. Reason: To ensure development conforms to the outline planning permission. 11 For any phase or part of the development details of the proposed finished floor levels of all buildings and the finished ground levels in relation to existing surrounding ground levels for that phase or part shall be submitted to and approved by the Local Planning Authority prior to development commencing within that phase or part. Development for that phase or part shall be undertaken in accordance with the approved levels. Reason: To ensure that development is carried out at suitable levels. 12 Prior to the commencement of any development phase or part of the development a Code of Construction Practice (CoCP) for that phase shall be submitted and approved by the Local Planning Authority. The Code of Construction Practice that is submitted shall include Noise Action Levels (based on a noise survey) and other measures to include; Site Management and Complaints Procedure; Temporary boundary treatments; Lighting and Security; Site facilities; Means of Access; Environmental and Nuisance mitigation measures. All construction work shall be undertaken in accordance with the agreed CoCP for that development phase or part and all contractors shall be contractually required to comply with it. Reason; To ensure that there are adequate mitigation measures in place and in the interests of amenities of existing and future residents. 13 Sample panels of the external materials to be used in any phase or part of the development parcel shall be erected on site and approved in writing by the Local Planning Authority prior to that phase or part

30 commencing. Each phase or part shall be constructed using the approved materials. Reason: To ensure that the development does not detract from the appearance of the locality 14 The details to be submitted for the approval in writing of the Local Planning Authority in accordance with condition 1 above shall include a scheme for parking for cycles/store, parking and manoeuvring and the provision of allocated and unallocated parking spaces in accordance with the Local Planning Authority's "Car Parking Standards" within the adopted 2005 Parking Standards Supplementary Planning Guidance and the 2009 Parking Addendum or to the standards in force at the time of any reserved matters applications. The approved scheme for each phase or part of the development shall be implemented and made available for use before each phase or part the development hereby permitted is occupied and the approved cycle storage, parking and manoeuvring areas shall not thereafter be used for any other purpose. Reason: To enable vehicles to draw off, park, load/unload and turn clear of the highway to minimise danger, obstruction and inconvenience to users of the adjoining highway. 15 Prior to the commencement of each phase or part of the development details of the adoptable estate roads shall be submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied in any phase of part of the development until the estate road which it provides access to, from the existing highway have been laid out and constructed in accordance with the approved details. Reasons: To provide satisfactory adoptable highway connections to the local highway network. 16 The hours of working on any phase or part of the development during the construction period shall be restricted to 08:00 hours - 18:00 hours Mondays to Fridays, 08:00 hours to 13:00 hours on Saturdays and no working shall take place on Sundays and Public Holidays. The term 'working' shall for the purpose of clarification of this condition include; the use of plant or machinery (mechanical or other), the carrying out of any maintenance/cleaning work on any plant or machinery deliveries to the site and the movement of vehicles within the curtilage of the site. No 'working' outside these hours on any phase or part shall take place without the prior written consent of the Local Planning Authority. Reason: To minimise disturbance to occupiers of completed and nearby dwellings. 17 Prior to the commencement of each phase or part of the development a scheme showing the proposed boundary treatments for that phase or part shall be submitted to and approved in writing by the Local Planning

31 Authority. The approved boundary treatments shall be in accordance with the approved details for that phase or part and be completed prior to the first occupation of each dwelling or first use of such phase or part of the development. Reason: To ensure a satisfactory appearance for the development in the interests of visual amenity and privacy. 18 Prior to the submission of the first application for approval of Reserved Matters, a Site Wide Design Code (formulated having regard to the details contained in the Strategic Land Allocation Framework Supplementary Planning Document (Adopted November 2013), the Land South of the A421 Design and Access Statement (Revised Version dated October 2014) shall have been submitted to the Local Planning Authority for approval. The design code will cover the entire site. Reserved matters applications shall accord with the principles set out in the Design Codes. Reason: In order to clarify the terms of this planning permission and ensure that the development accords with the principles submitted in support of the outline planning application. 19 Development hereby approved in any phase or part of the development shall not commence until a phasing plan for the whole site has been submitted and approved in writing by the Local Planning Authority. For the avoidance of doubt the phasing plan shall include the timing and delivery of all footway, redway and bridleway links. No phased development shall take place other than in accordance with the approved plan. Reason: In order to clarify the terms of this planning permission and ensure that the development proceeds in a planned and phased manner 20 Any housing reserved matters application shall include details of the location and type of affordable housing pursuant to the development parcel for which approval is sought. Each phase or part of the development should be carried out in accordance with the approved details. Reason: In order to ensure that the development and location of the affordable housing is appropriate 21 The landscaping scheme and species list to include native and species beneficial to wildlife for each development phase or part required by Condition 2 above shall include provision for the planting of trees and shrubs and shall be submitted to and approved in writing by the Local Planning Authority before any part of the relevant phase or part of the development is commenced. The scheme shall show the numbers, types and sizes of trees and shrubs to be planted and associated infrastructure. All planting shall be carried out in accordance with the

32 scheme and shall be carried out within twelve months of commencement of each phase or part of the development. Any trees or shrubs removed, dying, severely damaged or diseased within two years of planting shall be replaced in the next planting season with trees or shrubs of such size and species as may be agreed by the Local Planning Authority. Reason: To protect the appearance and character of the area and to minimise the effect of development on the area. 22 Prior to the commencement of each phase or part of the development a programme of archaeological field evaluation comprising trial trenching shall be completed for that phase or part. The programme of archaeological evaluation shall be detailed in a Written Scheme of Investigation submitted to and approved by the local planning authority in writing. On completion of the agreed archaeological field evaluation for each phase or part a further Written Scheme of Investigation for a programme of archaeological mitigation in respect of any identified areas of significant buried archaeological remains shall be submitted to and approved by the local planning authority in writing. The scheme for archaeological mitigation shall include an assessment of significance and research questions; and: 1. The programme and methodology of site investigation and recording 2. The programme for post investigation assessment 3. Provision to be made for analysis of the site investigation and recording 4. Provision to be made for publication and dissemination of the analysis and records of the site investigation 5. Provision to be made for archive deposition of the analysis and records of the site investigation 6. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation. No development in any phase/parcel shall take place other than in accordance with the Written Scheme of Investigation so approved. The development of each phase or part of the development hereby permitted shall not be occupied until the site investigation and post investigation assessment for that phase or part has been completed in accordance with the programme set out in the approved Written Scheme of Investigation and the provision made for analysis, publication and dissemination of results and archive deposition has been secured. Reason: To ensure that a proper record is produced of any archaeological remains affected by the development pursuant to paragraph 141 of the National Planning Policy Framework. 23 Prior to the implementation of development within any phase or part of the development an Access and Movement Plan including pedestrian and cycle links, public transport infrastructure and a programme of works

33 for that phase or part of shall be submitted to and approved by the Local Planning Authority. There shall be no occupation in any development phase or part until the highways infrastructure to serve that phase or part has been constructed and opened to traffic in accordance with the approved plan. Reason: To ensure a satisfactory standard of connection through the site and to the surrounding highway networks is provided at an appropriate time. 24 Prior to commencement of each phase or part of the development an Ecology Management Plan which covers the ecological features of that phase of the development shall be produced and submitted to and be approved by the Local Planning Authority. This document shall incorporate all elements as detailed in paragraphs B to B (inclusive) of the document entitled "Proposed Residential Development - Land To The South Of The A421, Wavendon, Milton Keynes: Environmental Statement, February 2014" and shall ensure net gains for wildlife in compliance with local and national policies. Reason: In order to safeguard the protected species identified under the Wildlife and Countryside Act 1981 (as amended) and to ensure that any loss of existing habitat is successfully mitigated for. 25 To ensure that opportunities for biodiversity are maximised on this site, not to commence each phase or part of the development until a scheme for each phase or part of the creation of new habitats as indicated in the indicative master plan, including a scheme to incorporate additional biodiversity features such as swallow cups, bird and bat boxes, bricks or cavities into appropriate buildings should be developed and in each phase or part of the detailed development has been submitted and approved by the Local Planning Authority for each phase or part. Biodiversity features within the development shall number not less than 70 in total. The approved details shall be provided prior to the first use of any associated building in that phase or part of the development. All bird or bat features and access to them shall be maintained in perpetuity. Reason: To ensure the development incorporates adequate biodiversity enhancements in accordance with saved policy NE4 of the Milton Keynes Local Plan Any protected species survey report in excess of 3 years old shall be updated and submitted to and approved by the Local Planning Authority prior to commencement of each phase or part of the development. Reason: In order to comply with saved policy NE2 of the Milton Keynes Local Plan Where survey data is more than 3 years old, and where any arboricultural works or removal are planned on any tree with bat roost

34 potential, such works will not take place until the trees have been inspected by a suitably qualified ecologist to identify if it is likely to be used by roosting bats. The reasonable avoidance /mitigation measures recommended by the Ecologist should be applied for trees likely to be used by roosting bats. Should evidence of a bat roost be found, works must stop immediately and may not proceed without prior acquisition of a derogation licence from Natural England. Reason: In order to comply with saved policy NE2 of the Milton Keynes Local Plan A lighting plan shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of each phase or part of the development. If any lighting is required within the vicinity of current or built-in bat features, it shall be low level, with baffles to direct the light away from the boxes and units, thus preventing severance of bat commuting and foraging routes. The approved scheme shall be implemented prior to the occupation of each associated dwelling in that phase or part and thereafter maintained. Reason: In order to comply with saved policy NE2 of the Milton Keynes Local Plan Prior to the commencement of a development phase or part details of any substations required to be provided including the location, design and enclosures in each development phase or part shall be submitted to, and approved in writing by, the Local Planning Authority. No dwellings in that phase or part shall be occupied until the works have been carried out in accordance with the approved substation (s) for that phase or part of the development. Reason: To ensure that the sub-station(s) are satisfactorily incorporated into any detailed design layouts and to protect the amenity of local residents from noise. 30 Prior the construction of the landscape landform adjacent to the A421, details of the land form and planting shall be submitted to and approved in writing by the Local Planning Authority. The drawing shall show: existing and proposed levels, landform cross and long sections, landform construction, play area details, planting details including locations, plant types, densities, sizes and planting specification. The landform, play area and planting shall be completed prior to the occupation of any dwelling in any phase or part of the development. Any plant failures within 5 years of the completion of the planting works shall be replaced at the developers expense. Reason: To ensure that the visual appearance of the landform is acceptable and that adequate local area play facilities are provided to serve the development.

35 31. No phase or part of the development shall begin until details of the surface water from the highway have been submitted to and approved in writing by the Local Planning Authority. No dwelling in any phase or part of the development shall be occupied until the works for the disposal of surface water have been constructed in accordance with the approved details. Reason: To minimise danger and inconvenience to highway users. 32. The scale of buildings shall be no more than 3 storeys or 13 metres in height. Reason: To comply with the requirements of the Civil Aviation Authority. 33. Development shall not commence until the details of the principal adoptable vehicular and pedestrian access and infrastructure/utilities corridor including the siting, design and appearance of the section of the principal vehicular route shown on drawing number WAV Revision G (Parameter Plan) which adjoins the land to the east and west of the application site in accordance with the Milton Keynes Highway Specification has been submitted to and approved by the Local Planning Authority. The Principal Access Road shall be provided to an adoptable standard to the boundary with the adjoining land to the east and west of the application site capable of providing access over the road from the site to the adjoining land in each case. The approved scheme shall be constructed before the occupation of the 150th dwelling. Reason: To ensure that the development takes place in a timely manner, does not unnecessarily delay the development of the adjoining land and ensures that the development complies with policy CS5 of the Core Strategy. 34. Reserved Matters applications for each phase or part of the development must be in general accordance with the following Amended Parameter Plan detailed on David Lock Architects drawing number WAV00124 Rev G (Parameter Plan) Reason: To ensure development confirms with the outline planning permission.

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AT Land North And West of Wavendon Business Park, Ortensia Drive, Wavendon Gate

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