DRAFT. Block D1.4 Central Milton Keynes. Pre-application Development/Parameters Brief.

Transcription

1 Urban Design & Landscape Architecture DRAFT Block D1.4 Central Milton Keynes Pre-application Development/Parameters Brief. September 2011

2 CMK, B Block D1.3 and D1.4 Brief This document has been prepared by Milton Keynes Council s Urban Design and Landscape Architecture Team in collaboration with relevant Council Colleagues, Ward Members CMK Town Council, Great Linford Parish Council, Bradwell Parish Council and Milton Keynes City Centre Management. (MKCCM) For further information please contact: Neil Sainsbury, Principal Urban Designer Urban Design Department Environment Directorate Milton Keynes Council PO Box 113, Civic Offices 1 Saxon Gate East Milton Keynes, MK9 3HN T +44 (0)

3 Urban Design & Landscape Architecture Contents SECTION Introduction pg Detailed Design Appearance pg Parking and Servicing pg Parameters Plan pg16 SECTION 2 SITE ANALYSIS 2.1 Location pg Surrounding Area pg The Lloyds Court Site Itself pg Public Art pg Colonnades pg Mixed use pg Adaptability pg Setback from Secklow Gate pg Building Height pg Connections to the wider area pg Public Realm and Interface pg Landscaping pg Public Art pg Sustainability pg18 APPENDIX A PLANNING POLICY FRAMEWORK a.1 National Policy pg20 a.2 Draft National Planning Policy pg21 (NPPF) SECTION 3 KEY DESIGN PRINCIPLES TO INFORM DEVELOPMENT PROPOSALS 3.1 Land Uses pg Gateway Site pg13 a.3 Local Plan Policy pg22-26 a.4 Milton Keynes Council pg2729 Core Strategy a.5 Other Relevant Council Policy pg Structure / Layout pg Urban Form / Massing pg Building Heights pg Frontages pg Building Lines pg14 3

4 4 CMK, Block D1.3 and D1.4 Brief

5 Insert title of document Urban Design & Landscape Architecture SECTION Introduction This Brief and Parameters Plan has been prepared in response to interest that has been shown in the redevelopment of Lloyds Court Block (Site D4.1) in Central Milton Keynes. The brief is broken into 4 sections. Section 1 introduces the site and explains the a historic signifi cance of Lloyds Court. The purpose of this Brief and Parameters Plan is to elaborate on existing general and strategic planning and design policy for CMK* in the context of the specifi c Lloyds Court Site and its location through the provision of key principles and guidance. It has been consulted on with key stakeholders and their views have, where appropriate, been incorporated into the Brief. It is intended that the Brief will provide a degree of certainty to developers because it fi rstly, outlines the key principles that should be considered for any redevelopment application, and secondly, by consulting with key stakeholders (and incorporating their comments where appropriate) it provides early insight into what the views of the council and key stakeholders are regarding any potential redevelopment, and this can inform the preparation of their planning application. Section 2 represents a Site Analysis of the site itself and the surrounding area. A thorough understanding of this will have an important bearing on the key design principles and parameters. Section 3 represents the Key Design Principles that should inform any redevelopment proposals. The accompanying Parameters Plan spatially illustrates the design principles. Relevant policy is included in the appendix. * It is important to note that a key policy document informing and underpinning this Brief, the CMK Development Framework, is currently being reviewed by the council, with the result that certain policy for this site might change. Where through existing evidence and knowledge, it is already evident what policy will be considered for change, this has been highlighted in the relevant part of the Brief. 5www.milton-keynes.gov.uk/UrbanDesign 5

6 CMK, Block D1.3 and D1.4 Brief SECTION 2 SITE ANALYSIS It is important to understand the existing site and surrounding area and their features as this informs the layout and design principles for any redevelopment of the site. 2.1 Location 2.2 Surrounding Area (refer to fig 3) The site is located in a strategic location with CMK, adjacent to on the northern edge of what is classifi ed as the Primary Shopping Area in the Core Strategy. (see fi g1) The site acts as a gateway to the City Centre from the north being located at the junction between Secklow Gate and Silbury Boulevard east of the site is an existing surface level car park. To the west of the site is a 3 storey residential-led mixed use development. To the north of the site is the existing double rows of parking in North Row, with the green frame and H5 beyond that. A key and heavily utilised pedestrian redway connecting Conniburrow to the north and CMK stops just short of the northern edge of the building (at north row). Pedestrian movement is then split along either its western (North 10th Street) or eastern edge. For these important pedestrian routes to be attractive and feel safe they should be overlooked by development. Site location within CMK (Figure 1) Lloyds Court Site Primary Shopping Area 6

7 Urban Design & Landscape Architecture Existing residential development to the west of the site There is also a heavily utilised pedestrian area to the front of the building. This is partly because of the enlarged public realm to the front that has been created by firstly, setting the building back from the building line of Block D1.3 to the west, secondly its location on a key pedestrian desire line along Silbury Boulevard and thirdly the sites close links to the pedestrianised desire line underneath the Secklow Gate / Silbury Boulevard flyover that links to the Centre MK. The layout of any new development needs to refl ect these pedestrian routes and volumes of pedestrian activity. There are also existing port-cocheres at the front and back of Lloyds Court. These port cocheres are an integral component of the public realm kit in CMK and are intended to aid pedestrian comfort and any Existing port cocheres and pedestrian overbridge / redway redevelopment of the site must respond to their location. North row, located directly to the north of the site, not only provides public surface level car parking but also serves as an access route to Secklow and Saxon Gates. Lloyds Court also sits within the setting of the Centre MK which is a grade 2 listed building and this needs to be understood and respected regarding any future redevelopment. (See planning Policy PPS5 in Appendix A) SECKLOW GATE NORTH ROW D1.4 NORTH 10TH STREET Lloyds Court NORTH 9TH STREET SECKLOW MOUND Site Considered by this Brief SILBURY BOULEVARD View of the site from Secklow Gate Figure 2, Site Location 7

8 CMK, Block D1.3 and D1.4 Brief Site Analysis Diagram, Figure 3 PEDESTRIAN ROUTES PEDESTRIAN DESIRE LINES VEHICULAR ACCESS TO THE SITE VEHICULAR GATEWAY TO CMK LANDMARK BUILDINGS ACTIVITY NODE KEY PUBLIC REALM AROUND THE SITE TREES TO BE RETAINED WHERE POSSIBLE PORT COCHERES LAND USES RESIDENTIAL MIXED USE LED OFFICES COMMERCIAL CIVIC EXTENT OF AREA COVERED BY BRIEF 05/05/11 Not to Scale Job code / Dwg No / Rev Scale@A3 Lloyds Court D1.3 D1.4 Site Analysis Plan N 8

9 Urban Design & Landscape Architecture 2.3 The Lloyds Court Site Itself Colonnades Whilst architecturally Lloyds Court is not of particular signifi cance and has immunity of listing, there is historic interest in terms of planning as it was the fi rst building to be built within CMK and it therefore is a non-designated heritage asset. This historic interest has been reinforced through the public consultation Because of the historic interest in the building, it is a requirement that the public benefi ts offered by a redevelopment need to be spelt out as a rationale for the demolition of this signifi cant building. Options for upgrading it and making it available for other uses must be considered before its demolition is contemplated. It is recommended evidence of this is provided to the council. The building and the surrounding public realm does have some positive planning and urban design features which should be replicated in any new development. These include: All sides of the building offer weather protection for pedestrians through the incorporation of colonnades Mixed Use Lloyds Court is somewhat unique in CMK in that for an offi ce block it has a mix of uses. The development provides opportunities for affordable retail as well as banks and offi ces. Whilst it is true that the building is somewhat run down, this type of mix is viewed to be needed in CMK. The accompany photos and supporting text illustrate this mix of use. Front Elevation (South East) onto Silbury Boulevard The front elevation is animated and active. Existing shops include: Public Art The Elisabeth Frink Black Horse and the space it sits in is prominently located at the front of the building and is an important original piece of public art in CMK. Estate Agents Hair Dressers Betting Shops Lloyd s Bank Santander Bank Black Horse: valued public art, located on the key corner at the front of Lloyds Court Side view of Lloyd s Court overlooking Secklow Gate Note the colonnades 9

10 CMK, Block D1.3 and D1.4 Brief Side Elevation (North East) onto Secklow Gate The Side elevation is also well animated. existing shops include: Lloyd s Bank Moores General Store Citizen Newspaper Coral Betting Shop Tezco PC LTD Dragon Boat Restaurant Jesus Celebration Centre Side elevation (East) of Lloyds Court Rear Elevation (North West) onto car park / Portway This side elevation provides good surveillance and is an attractive street scene, with a strong line of existing trees: Jesus Celebration Centre Connextions African Cash & Carry Front elevation of Lloyds Court. on to Silbury Boulevard Side Elevation (South West) onto North Tenth St The rear elevation provides good surveillance with some animation of the public realm: Estate agents Rear elevation (North / West of Lloyds Court 10

11 Urban Design & Landscape Architecture Adaptablility Over the years, Lloyds Court has proved to be very successful in being adaptable. This is refl ected in the range of uses that are located in the building. with its low height, the building fails to offer the prominence that this key gateway site deserves. However, when analysing the building, there are some less positive urban design features that any redevelopment opportunity could serve to remedy Setback from Secklow Gate Lloyds Court is set back a considerable distance from Secklow Gate by 2 double rows of parking. Coupled Photo from Secklow Gate illustrating the lack of prominence that Lloyds Court affords this key gateway Building Heights Illustration 11

12 CMK, Block D1.3 and D1.4 Brief Building Height Lloyds Court is 2 stories in height which it could be argued does not do justice or exploit the key location of the site. This is exacerbated when viewed from the raised position of Secklow Gate / Silbury Boulevard intersection. Buildings along Silbury Boulevard range in height from 3-5 stories View of the site from the Secklow Gate / Silbury Boulevard Junction. 12

13 Urban Design & Landscape Architecture SECTION 3 KEY DESIGN PRINCIPLES TO INFORM DEVELOPMENT PROPOSALS The public benefits offered by a redevelopment should be spelt out as a rationale for the demolition of this significant building. Options for upgrading it and making it available for other uses must be considered before its demolition is contemplated. It is recommended evidence of this is provided to the council. Please see the Parameters Plan for a visual representation of the key design principles. 3.1 Land Uses The proposed uses should include an element of uses consistent with the Knowledge and Enterprise Quarter within CMK as identifi ed in the Local Plan and CMK Development Framework. Given the requirements of policy CC15 and supporting text it will be up to the applicant to demonstrate, if needed, why the uses encouraged at this location in policy CC15 objective (iv) (small-scale business premises, a business support centre and dwellings designed to facilitate working at home) and at para research and development, education and training, business support services and accommodation for small businesses cannot be provided here. Given the establishment of the University Centre in CMK, some of these particular uses may be not so relevant. In this event, in terms of acceptable land uses at this location, if redevelopment occurs, acceptable land uses could include:- 1. Housing (including sheltered accommodation) 2. Arts, entertainment, tourism and commercial leisure, 3. A hotel, and other purpose built visitor accommodation, 4. Non residential community facilities and 5. Offi ces 6. Retail (within local and national planning policy) All would be acceptable in principle in CMK under policies TC19, L9, L10, C1 and CC5 subject to details. The current review of the CMK Development Framework is likely to revisit proposed land uses within the existing Quarters across CMK. 3.2 Gateway Site Being located at the junction of Secklow Gate and Silbury Boulevard means the site occupies a key gateway into CMK from the north. Any new development needs to mark this arrival point as well as addressing the key frontages of Silbury Boulevard and Secklow Gate. Therefore the positioning, massing and design of the development must be carefully considered. In order to achieve this, the following principles should be adhered to: 13

14 CMK, Block D1.3 and D1.4 Brief 3.3 Structure / Layout 3.6 Frontages One of the key aspirations of the CMK Development Framework is to create a more fi ne grain urban form for the city centre. The site therefore potentially could be sub-divided with additional streets or pedestrian routes to, for example, follow key pedestrian desires lines as long as all relevant urban design principles are adhered to. 3.4 Urban Form / Massing Development should follow perimeter block principles so that there is a clear public front with entrances and a clear private back. The layout should not result in ambiguous space that is not clearly public or private (such as alleyways) or public space that is not properly addressed. Public space should not generally be internalised to the block. If linear blocks are to be used, care needs to be taken that one side is clearly public and the other side is clearly private. Good quality animated frontages are required around all outer edges of the development particularly along the Silbury Boulevard and Secklow Gate frontages where front entrances (active frontages) are required to exploit the existing pedestrian movement, to attract more activity and help animate these frontages. Since North 10th Street must be retained as a public vehicular and pedestrian thoroughfare, the frontage onto this street must also be carefully considered. Front entrances are not necessarily needed, but development must at least offer surveillance over the public realm. The northern edge of development (facing North Row) must likewise also provide surveillance over the public realm, and in particular toward the redway overbridge to Conniburrow. A colonnade must be included along the Silbury Boulevard and Secklow Gate frontage, whilst on other public facades, colonnades should also be included 3.5 Building Heights Building heights between 3 and 4 stories are encouraged with taller elements possible along the Secklow Gate and Silbury Boulevard frontage, so long as it does not detract from the setting of the Centre MK as a listed building. Architectural proportions through the use of vertical elements can be used to further accent height particularly along Silbury Boulevard and Secklow Gate. 3.7 Building Lines The CMK Development Framework and Local Plan promote as a principle the possibility of bringing building lines forward to support the creation a more compact, urban and pedestrian scaled (less car dominated) city centre. It is only envisaged that this is suitable however where a considerable stretch of building line can be brought forward (at least half a CMK block) so as to avoid situations where both legibility is decreased and pedestrian desire lines get interrupted through continually changing building lines. Another reason for bringing building lines forward is to allow pedestrians to more easily cross boulevards and gates. However because Lloyds Court is adjacent to the 14

15 Urban Design & Landscape Architecture Silbury / Secklow Flyover it is not practically possible to cross the street at grade in this location. With respect to this site therefore, the building line along Silbury Boulevard should be kept on its current alignment. This will also allow the Black Horse sculpture (which through engagement on this brief was seen as important to CMK) to have a good setting. Building lines are however encouraged to be brought forward along Secklow Gate and potentially into North Row so that only a single section of double car parking remains, to help celebrate the sites gateway location and aid legibility. In all cases where building lines are brought forward and associated public parking spaces are hence lost, current policy requires developers to replace lost car parking spaces. Through public consultation on this and other projects it has become apparent the principle of bringing building lines forward onto surface level parking along Gates and boulevards need to be reviewed in the CMK Development Framework Review. This principle has been the subject of much discussion and will be reviewed in the CMK Development Framework Review. 3.8 Detailed Design Appearance Lloyds Court has already been classifi ed as a heritage asset and hence having local signifi cance on the basis of it being the fi rst building to be built in CMK. If it is to be redeveloped it is therefore essential that any replacement development is not just of exceptional design quality to justify its removal and replacement, but also should enhance its surroundings, being a dignifi ed addition to CMK. Any future building(s) needs to be striking, contemporary and innovative in design, especially the Silbury Boulevard and Secklow Gate frontages which occupy key locations in terms of portraying the image of Milton Keynes as a modern, innovative and 21st century city. 3.9 Parking and Servicing The development must not be located within a sea of The CMK Development Framework and CMK Central CMK Framework SPD also promotes the principle of development in North and South Row and the peripheral Green Frame. The Parameters Plan therefore outlines the potential for this to occur. This is to help physically and visually integrate CMK with surrounding grid squares and vice versa and in particular help with surveillance of the underpasses and overbridges and the creation of a sense of arrival (landmarks and gateways) Integrated Parking Structure: Vizion development 15

16 CMK, Block D1.3 and D1.4 Brief 3.10 PARAMETERS PLAN SE CK W LO TE GA R NO TH RO W NO RT H1 0T HS TR EE T SECKLOW MOUND NO RT H9 TH ST RE ET PROPOSED EXTENT OF PERMISSIBLE DEVELOPMENT AREA POSSIBLE EXTENSION OF BUILDING LINE SIL B YB UR OU L AR EV D POSSIBLE EXTENSION OF DEVELOPMENT NEW FOOTPATHS NEEDED (dependant on the position of buildings) PUBLIC REALM SETTING AND PRIMARY PEDESTRIAN ENTRANCE PRIMARY ACTIVE FRONTAGES & ANCILLARY USES PROPOSED KEY CORNER TERMINATION OF VISTA INTEGRAL CAR PARK & SERVICING (not mandatory) CAR PARK ACCESS PEDESTRIAN PATH ALONG SILBURY BOULEVARD TO BE RETAINED REDWAY NORTH 10TH STREET RETAINED AS A THROUGH ROUTE FOR PEDESTRIAN AND VEHICLES 16/ May/ m Crown copyright. All rights reserved. Milton Keynes Council :1250@A3 50m N SURVEILLANCE OF PUBLIC REALM WITH ANIMATED GROUND FLOOR COLONADE REQUIRED EXISTING BUILDINGS

17 Urban Design & Landscape Architecture Access to parking should be taken from North 10th Street but could also occur discretely from the Secklow Gate frontage. Servicing should be taken from North 10th Street but must be designed to be discrete and have as little impact as possible on the quality of the streetscape and the creation of animated frontages Connections to the Wider Area Discrete Servicing area, The Theatre District CMK parking particularly when viewed from Secklow Gate and Silbury Boulevard. At the same time, street level public parking is important to help activate the public space to the front of development and provide parking for the mixed use element of the development. For this reason at least some existing surface level parking should remain. Recent developments in CMK have included integral multi storey car parking with podium gardens above. These are supported as they reduce visibility of car parking within the overall scheme while the podium gardens provide access to controlled private open space. If parking structures are used they should not be visible at ground fl oors from Silbury Boulevard or Secklow Gate (active ground fl oor frontages are required) while limited visibility is permitted from North 10th Street and North Row. The external elevations of any upper fl oors of parking structure must, if viewed from the public realm, be carefully designed so that they represent a piece of architecture in their own right, contributing to the building stock of CMK. New footpaths along the edge of the development (where development has been brought forward) must connect into the existing port cocheres and redway / overbridge that connects to Conniburrow. There should be a retention of public vehicular access to Seckow Gate from North Row Public Realm and Public/Private Interface The prominent location of the development means that all areas of public realm must be carefully considered. All areas of public realm must be overlooked and must be designed to a high specifi cation taking cognisance of the requirements outlined in the CMK Handbook. The massing of the development should allow for a public plaza along the southern side of the development opposite the junction with the Secklow Gate fl yover. A high quality, shared surface public plaza could be created to help enhance and strengthen the pedestrian connection, underneath the Secklow / Silbury fl yover with the shopping centre. It might be possible to remove some of the existing 17

18 CMK, Block D1.3 and D1.4 Brief surface level parking from this location in order to enhance the quality and setting of this public plaza thus reinforcing the key existing pedestrian link under the fl yover. this will also allow for an improved setting for he Elisabeth Frink Sculpture The Black Horse Landscaping Any development proposal must take cognisance of possible impact on existing landscaping and particularly street trees. The council have prepared a document entitled Street Trees in CMK: Guidance on the Development Process which provides guidance on the management of existing and proposed trees during the development process. The application will need to show compliance with Local Plan Policy D4. This can be achieved either by achieving BREEAM excellent (which is normally the preferred choice in CMK) or by meeting the minimum standards set out in the non-housing checklist in the Sustainable Construction SPD. In both instances a carbon offset payment would be needed, unless the building is carbon neutral. The payment is calculated at 200 per tonne of carbon dioxide emitted through both regulated and unregulated emissions. Details of how the offset payment is calculated can be found in the Sustainable Construction SPD. There are no particular site based requirements but given the location and the nature of the building the following should be considered: The presumption should be to retain good quality trees and replace poor quality ones. The tree lined character of North 10th Street should be maintained. as they contribute to the character of this street. No other street trees within the extent of permissible development shown on the Parameters Plan are viewed as so valuable as to act as a constraint, but where possible, replacement planting should occur around the public edge of new development Public Art (i) (ii) Optimising orientation of the building(s) and their relationship to each other to improve energy effi ciency A design that supports the promotion of renewable forms of energy. There is potential for a large area of unobstructed south facing roof space, which could exploit solar gain for PV or solar water heating. Other potential renewable and low carbon solutions included CHP, biomass heating, or ground/air source heat pumps Any potential redevelopment should retain the The Elisabeth Frink Sculpture The Black Horse in its existing or an improved location / setting Sustainability 18

19 Urban Design & Landscape Architecture 19

20 CMK, Block D1.3 and D1.4 Brief APPENDIX A PLANNING POLICY FRAMEWORK a.1 NATIONAL POLICY - PLANNING POLICY FRAMEWORK PLANNING FOR THE HISTORIC ENVIRONMENT Planning Policy Statement 5: Planning for The Historic Environment (PPS5) introduced the term Heritage Asset. Heritage assets can be either those that are formally designated (such as listed buildings, scheduled monmuments and conservation areas) or those that are not formally designated (such as local list buildings or other assets of local signifi cance). The difference between a heritage asset and other components of the environment is that a heritage asset holds meaning for society over and above its functional utility. It is this heritage signifi cance that justifi es a degree of protection in planning decisions. It is evident to Milton Keynes Council that Lloyds Court possesses a degree of signifi cance warranting consideration in planning decisions, making it a heritage asset. This is due to it being the fi rst building to be completed within Central Milton Keynes, forming part of an early and signifi cant phase of the new town, demonstrating the modern architectural principles that were to underpin its future development. English Heritage has considered whether the building meets the national criteria for statutory listing and has found that the building falls short. English Heritage concluded that Lloyds Court is a Overall this is a dignifi ed but largely unexceptional building that does not meet the high standard of design, construction, materials or innovation required for a building of this recent date to be designated. Its historical claims apply to the planning history of Milton Keynes generally rather than specifi cally to this building with the recently-listed at Grade II Milton Keynes Shopping Centre, of superior design quality and detailing, already fl agging the importance of Central Milton Keynes in the history of English post-war planning. Once identifi ed as a heritage asset, the policy provisions of PPS5 must be met. These are primarily set out within polices HE6, HE7 and HE8. The exact nature of the signifi cance of the asset should be established and this used by the Local Planning Authority (LPA) to take in to account the value that it holds for this and future generations and used to avoid or minimise confl ict between the heritage asset s conservation and any aspect of the proposals. In addition to this the LPA should take into account the desirability of new development making a positive contribution to the character and local distinctiveness of the historic environment. Lloyds Court lies within the setting of the grade II listed Shopping Building. Government policy regarding the setting of designated heritage assets is set out in policy HE10 of PPS5. It states that LPA s should treat favourably applications that preserve those elements of the setting that make a positive contribution to or better reveal the signifi cance of the asset. When considering applications that do not do this, local planning authorities should weigh any such harm against the wider benefi ts of the application. The greater the negative impact on the signifi cance of the heritage asset, the greater the benefi ts that will be needed to justify approval. 20

21 Urban Design & Landscape Architecture a.2 DRAFT NATIONAL PLANNING POLICY (NPPF) The full NPPF guidelines on development in town centres are set out in paras of the main document planningandbuilding/draftframework To adapt the summary on page 6 the key points of policy are The Government want to support town centres and protect local high streets. The draft framework says town centres are at the heart of communities. It maintains the town centre fi rst approach, which means that new shops and leisure development should look for sites in town centre fi rst. Only if suitable sites are not to be had, shops and leisure developments can look for edge of centre and then out of centre sites. Existing PPS / PPG s are still valid until the draft NPPF is published in its fi nal form. There is a list of what PPS/PPG s disappear on pages 13/14 of the draft NPPF consultation document. This will occur after the Government has considered responses to the consultation, which closes on 17 October

22 CMK, Block D1.3 and D1.4 Brief a.3 LOCAL PLAN POLICY (2005) The following are considered to be the relevant planning policy from the Milton Keynes Local Plan to help give a steer when considering development on the site. STRATEGIC POLICY S5 (FOR CENTRAL MILTON KEYNES) POLICY S5 Strategic Policy S5 (for Central Milton Keynes) identifi es that within the Local Plan period; CMK will continue to develop as an emerging regional centre and a focus for retail, commercial and cultural development within the City. This policy identifi es that the key objectives for CMK are to:- (i) Achieve a broader mix of uses within a fi ner grain of development, incorporating a high standard of design. (ii) Promote a higher density of development leading to a greater intensity of activity supporting and supported by high quality public transport. (iii) Reduce the infl uence of the car in the design and layout of the area (iv) Encourage walking, cycling, and the use of public transport for people travelling to, from, and within the area with walking the fi rst priority within CMK (v) Integrate different facilities and quarters within the centre. SHOPPING POLICY CC1 Within CMK, the main shopping area is between Silbury Boulevard, Avebury Boulevard, Saxon Gate and Marlborough Gate. Elsewhere in CMK, with exception of block C4.1, retail development will be small scale and generally part of mixed shopping, offi ce, leisure and housing schemes. 22 POLICY CC2 Planning permission for signifi cant additional retail fl oorspace in CMK will only be permitted if the Council is satisfi ed that: (i) Suffi cient retail expenditure exists within the Milton Keynes catchment area to support the proposed additional retail fl oorspace in a sustainable manner, and, (ii) The proposed development would not materially affect the vitality and viability of any District or Town Centres, including those in towns outside the Council s area the text in italics below is not policy but it is important that any applicant not; If the proposed redevelopment includes a signifi cant element of retail or any other main town centre uses the draft document should refer to relevant sections of PPS4, particularly policies EC10 and policies EC These policies set out the key criteria to assess any development proposals against e.g. policy EC17.1 (compliance with the sequential test, no adverse impacts taking into account the cumulative effect of recent permissions, developments under construction and completed developments.) The Council has commissioned an update of its retail capacity report produced in February 2010 from Roger Tym and Partners. The fi nal report is available on the Council s planning policy website at

23 Urban Design & Landscape Architecture ENTERPRISE AND KNOWLEDGE QUARTER POLICY CC15 DESIGN AND LAYOUT POLICY CC8 The design and layout of new development in the Enterprise and Knowledge Quarter should refl ect the following principles: (i) Promote the creation of a residential and enterprise community (ii) Develop buildings of innovative design with a mix of uses, densities and forms (iii) Include active ground fl oor frontages, particularly facing boulevards, streets and pedestrian and cycle routes to and from neighbouring areas (iv) Provide small-scale business premises, a business support centre and design dwellings to facilitate working at home. (v) Enhance Secklow Mound as an area of public open space. (vi) Where redevelopment opportunities occur, improve the quality and mix of residential development. (vii) Increase the supply of affordable housing accommodation (viii) New residential accommodation should be developed at a net density of dwellings per hectare. Higher density development may be appropriate at gateway locations to CMK. The site lies within this quarter and this policy provides the general steer on development. It focuses on the creation of a residential and enterprise community which would tend to indicate a degree of residential development would be acceptable on this site. The type of uses that will be encouraged include research and development, education and training, business support services and accommodation for small business. All development proposals in CMK should achieve a high standard of design and be based upon a thorough analysis of the physical context and constraints of the site. Development proposals should: (i) Create a high density built form with a broader mix of uses both horizontally and vertically, within a fi ner grain of development. (ii) Maximise development opportunities by reducing the area used for roads and parking within boulevards, gates and streets. (iii) Make a positive contribution to the public realm, including provision or improvement of open space (iv) Include an element of public art as an integral part of the design (v) Provide safe, attractive and convenient pedestrian through routes within or between buildings, which are accessible to the public 24 hours a day and encourage pedestrian permeability through developments. (vi) Minimise the visual impact of private vehicles, parking and servicing areas on the quality of the streetscape (vii) Pay attention to detail in terms of lighting, sign ing, street furniture, decoration and works of art and ensure its provision is co-ordinated and complementary to provision else where in CMK. Detailed illustrated design statements to demonstrate how the above criteria and any relevant Supplementary Planning Guidance for the proposal have been taken into account should accompany planning applications. 23

24 CMK, Block D1.3 and D1.4 Brief DESIGN OF NEW BUILDINGS POLICY CC9 New buildings should: (i) Incorporate covered walkways on the frontages of all buildings facing Gates and Boulevards and provide sheltered pedestrian routes fromswdw multi-storey car parks to Midsummer Boulevard ( The City Spine ) (ii) Use a high standard of facing materials. (iii) Interact with and contribute positively to their surroundings at street level, encourage pedes trian activity, and contribute to a sense of place and vitality. (iv) Generally, have a minimum height of fi ve to six storeys with taller buildings in prominent locations. Residential development should have a minimum height of 3 storeys (v) Comply with Policy D4: Sustainable Construction (vi) Be designed to maximise the use of natural lighting, and ventilation and solar gain (vii) Be designed to be adaptable for a range of different uses These are the design policies specifi c to Central Milton Keynes that aim to guide development in this location. KEY TRANSPORT PRINCIPLES POLICY CC7a (i) Create a critical mass of new development and residential population to encourage walking and cycling, supporting and supported by high quality public transport. (ii) Protect existing and proposed transport routes, including routes into CMK (iii) Reallocate existing highway space in CMK to create a safe, integrated and inclusive public realm, which connects existing and proposed areas of public open space and centres of activity and encourages pedestrian movement and activity (iv) Improve interchange between pedestrians, cycles, buses, trains and cars and develop existing and proposed key transport interchange points at Lower Ninth Street /Midsummer Boulevard, Station Square and by the Theatre/ Xscape buildings. (v) Provide for the parking needs of business, retail, residents and other visitors consistent with maximum parking standards TRAFFIC POLICY T10 Planning permission will be refused for development if it would be likely to generate motor traffi c: (i) Exceeding the environmental or highway capacity of the local road network; or (ii) Causing signifi cant disturbance, noise, pollution or risk of accidents. New development in CMK should refl ect the following access and transport principles: 24

25 Urban Design & Landscape Architecture PARKING PROVISION POLICY T15 Development proposals should meet the following vehicle parking requirements: (i) Car parking provision must not exceed the Council s maximum standards. (ii) On-site parking should not be reduced below the maximum standard if it would be likely to result in off-site parking causing problems that cannot be resolved by on-street parking controls. (iii) Parking areas should be well designed in terms of safety, circulation and appearance and assist access by pedestrians and cyclists. other important built and natural features and wildlife habitats (vi) Inadequate access to, and vehicle movement within, the site. PERCENT FOR ART POLICY P04 Where new development is proposed, developers are encouraged to allocate at least 1% of the capital cost of a development towards the incorporation of public works of art that enhance the appearance of the development. IMPACT OF DEVELOPMENT PROPOSALS ON LOCALITY POLICY D1 Planning permission will be refused for development that would be harmful for any of the following reasons: (i) Additional traffi c generation which would over load the existing road network or cause undue disturbance, noise or fumes (ii) Inadequate drainage, which would adversely affect surface water disposal, including fl ood control, or overload the existing foul drainage system OFFICE DEVELOPMENT POLICY CC5 States the Council will maintain the role of CMK as the major offi ce centre. Minimum plot ratio of offi ces in this location is 2.5:1 unless this site identifi ed in other site specific SPG/SPD I have not checked this. CHARACTER AND FUNCTION OF THE SHOPPING HIERARCHY POLICY TC1 (iii) (iv) (v) An unacceptable visual intrusion or loss of pri vacy, sunlight and daylight Unacceptable pollution by noise, smell, light or other emission to air, water or land Physical damage to the site and neighbouring property including statutorily protected and CMK identifi ed as a regional centre for comparison shopping and also cater for the daily convenience shopping needs of its increased workforce and the daily and weekly needs of its substantially enlarged residential population. Its function will be enhanced and supported by increased accessibility by public transport and also by the latter s internal priority movement. 25

26 CMK, Block D1.3 and D1.4 Brief being referred to? PLANNING OBLIGATIONS IN CMK POLICY CC10 Sets out a comprehensive range of improvements that the Council will seek where made necessary by new development in CMK. HOUSING IN TOWN, DISTRICT AND LOCAL CENTRES POLICY TC19 (). You may want to refer to this policy as it supports the provision of new dwellings in CMK. MAJOR RETAIL PROPOSALS POLICY R1 details criteria for the assessment of major retail applications. ARTS, ENTERTAINMENT AND COMMERCIAL LEISURE FACILITIE POLICY L9 s URBAN DESIGN ASPECTS OF NEW DEVELOPMENT POLICY D2A Development proposals will be refused unless they meet the following objectives: (i) Character in townscape and landscape by identifying and reinforcing better quality and locally distinctive design elements This policy makes it clear that new facilities for arts, entertainment, tourism and commercial leisure should be located in CMK or other town or district centres and be accessible by public transport. VISITOR ACCOMMODATION POLICY L10 which makes it clear that planning permission will normally be granted for new hotel, and other purpose built visitor accommodation within CMK. KEY PRINCIPLES FOR PARKING POLICYCC7C is there any reason why this policy is not (ii) (iii) (iv) (v) Continuity of street frontage and enclosure of space by clearly defi ning public and private areas and locating main building entrances on the street Quality public realm consisting of spaces and streets that are accessible, attractive, well related to and overlooked by buildings providing natural surveillance, with active ground fl oor uses along main streets and with parked vehicles not being visually dominant Ease of movement by creating places that are permeable and well connected with safe, attractive, convenient routes along streets giving priority to walking, cycling and public transport Legibility by providing recognisable streets, 26

27 Urban Design & Landscape Architecture a.4 MILTON KEYNES COUNCIL CORE STRATEGY PRE-SUBMISSION VERSION (OCTOBER 2010) In addition to the local plan a number of other documents would apply. Principally is the presubmission version of the Council s Core Strategy. This is currently out for consultation before it will be the subject of an independent Examination in Public in the summer. This document will then be part of the Local Development Framework. In its current form the document has a number of relevant policies that would form a material consideration if a planning application were to be submitted. CENTRAL MILTON KEYNES Policy CS 7 - Central Milton Keynes is a modern and carefully planned new city centre. It will retain and enhance its role as a sub-regional centre and the city s focus for retail, offi ce, hotel, leisure and cultural development, together with new housing and related facilities. The key objectives for Central Milton Keynes are to: the city to further enhance CMK s status as a regional and national destination for shopping, culture and leisure Offer a range of travel options which collectively will support an increase in visitor numbers to the city centre and increased average travel distances Develop as an attractive focus for all the residents of the Borough, whilst recognising its role as a District Centre for most of the surrounding estates Encourage greater access to and within the area by walking, cycling and public transport Provide more pedestrian-friendly routes and spaces between new and existing buildings and public areas Improve integration between the facilities and defined quarters of the area Accommodate the expansion needs of tertiary Higher Education such as the University Centre Milton Keynes (UCMK) Offer an attractive urban living environment for the residents of current and future dwellings Achieve higher quality buildings and spaces around them, with greater attention to human scale and more detail and variety of uses within proposals Promote a higher density of development in appropriate locations Achieve growing visitor numbers from outside 27

28 CMK, Block D1.3 and D1.4 Brief Ensuring High Quality, Well Designed Places Policy CS 13 - Character of Place All new development must be of high design quality in terms of layout, form and appearance, and make a positive contribution to the character of the area in which it is located. All new development must be based on a thorough site appraisal and be sensitive to its context. New housing should be of an appropriate density for the area in which it is located. Where there is no clear character on the site or surrounding area, new development must be designed to create a distinctive sense of place by using existing site features, the layout of the development, and the appearance of buildings. Design of Place To ensure high design quality, all new developments should: Comply with best practice urban design principles in By Design, Manual for Streets and Safer Places, or future best practice guidance Champion new approaches to sustainable urban form and structure, which build on the concept of the grid, so that everyone lives within walking distance of a viable bus route, local shops and other day-today facilities Provide a choice of contemporary, innovative, exemplar architecture that refl ects Milton Keynes reputation as an ambitious, forward-thinking, innovative 21st Century city Integrate energy effi ciency and solar performance in the layout and orientation of buildings and neighbourhoods Provide sustainable and strategic surface water drainage as part of a network of multi-purpose open spaces Provide visual landmarks to help with orientation, particularly from the grid road and redway networks Provide a range of housing densities with more high density in Central Milton Keynes and close to good public transport nodes, with lower densities elsewhere, to contribute towards variety in visual appearance and create diverse, sustainable neighbourhood Effectively integrate the Council s car parking standards into the layout of new developments Redways (another unique element of MK) should be built within the landscape corridor of all new grid roads, as well as elsewhere within new developments Continue the green character of the city through appropriate use of planting on streets and in public open spaces, and respecting the existing landscaped grid road corridors. 28

29 Urban Design & Landscape Architecture Supporting Small Businesses Policy CS 17 The following Supplementary Planning Guidance (SPG) and Supplementary Planning Documents (SPD) are available online at: We will protect small business units across the Borough and require new small business units, with the fl exibility to support growing businesses, as part of: Schemes to redevelop any existing area of employment land for alternative use; and Any signifi cant new development in the city, including the Strategic Development Areas, and in the Key Settlements We will encourage developers to provide live/work units in new developments. Details of requirements will be set out in the Development Management DPD. We will seek to provide or stimulate a range of services and facilities appropriate to small businesses. local%5fplan%5freview/home.asp CMK Development Framework - Adopted by the Council as Supplementary Planning Guidance in January The main elements of the development framework are incorporated into the Council s adopted Local Plan policies. The SPG details the Council s approach to development in CMK. Supplementary Planning Guidance on Planning Obligations for CMK (adopted 2003) - The SPG document goes into more detail about the planning obligations the Council seeks where a need for new infrastructure and facilities is generated by development. The Historic and Natural Environment Policy CS 20 New developments should protect and enhance the character, diversity and cultutal signifi cance of the Borough s assets, including important elements of the 20th century New Town architecture. Development proposals must consider the character, appearance and setting of buildings, structures, areas, parks and gardens and landscapes that are of historic, architectural, cultural or archaeological interest Sustainable Construction SPD (adopted 2007) - This SPD details the Council s requirements in this area to comply with Local Plan Policy D4. Milton Keynes Parking Standards (adopted 2005) - This SPG details the Council s parking standards and includes parking for cycles and powered two wheelers as well as for motor vehicles. The parking standards are available online at: DisplayArticle.asp?ID=28331 Other Planning Policy Documents 29

30 CMK, Block D1.3 and D1.4 Brief a.5 OTHER RELEVANT COUNCIL POLICY - CMK Development Framework SPG (2002) and Central CMK Framework SPD (2006) Both these documents provide general / strategic design guidance across the whole of CMK, covering urban structure (grid, grid layout, urban grain, building heights, densities and interation with adjacent estates), public realm and movement. They also provide more detailed guidance for specifi c sites in CMK. While the Guidance isn t as specifi c as for just Lloyds Court, the CMK Development Framework does provide guidance for the Knowledge and Enterprise Quarter within which Lloyds Court sits, while the Central CMK Framework provides design guidance for the Opportunity Area around the overbridge / redway into Connibrrow- CMK Handbook for the Public Realm (Technical Guidance) - The CMK Handbook for the Public Realm has been developed to provide guidance and set standards for the design and delivery of the public environment within Central Milton Keynes to ensure it is co-ordinated, attractive, easily understood and easy to move around. It has been developed as part of a joint venture between English Partnerships and Milton Keynes Council and was adopted as Technical Guidance by Milton Keynes Council on 26 September It is available online at: 30 DisplayArticle.asp?ID=46183

31 Urban Design & Landscape Architecture Environment Directorate Milton Keynes Council PO Box 113, Civic Offices 1 Saxon Gate East Milton Keynes, MK9 3HN T +44 (0) F +44 (0) E urban.design@milton-keynes.gov.uk Available in audio, large print, braille and other languages