PUBLIC CONSULTATION FEEDBACK, ANALYSIS AND RESPONSE The Agora Site Wolverton Buckinghamshire On Behalf of: Brickhill Estates (MK) Ltd. May 2015 CMI ARCHITECTURE LTD 11 WARREN YARD, WARREN PARK STRATFORD ROAD MILTON KEYNES, MK12 5TW T: +44 (0) 1908 224 160 F: +44 (0) 1908 227 319 E: info@cmiarchitecture.co.uk www.cmiarchitecture.co.uk
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The Agora Site Wolverton Buckinghamshire Local Planning Authority: Milton Keynes Council May 2015 CMI Architecture Ltd. 3
CONTENTS 1.0 Introduction 2.0 Demolition of the Agora 3.0 Parking 4.0 Traffic 5.0 Buses 6.0 Development and On-Going Mangement 7.0 Retails 8.0 Social Space 9.0 The Design 10.0 Landscaping and Ecology 11.0 The Event 12.0 Construction and Disruption 13.0 Section 106 CMI Architecture Ltd. 4
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1.0 INTRODUCTION 1.1 This report has been produced in response to the recent Agora Re-Development Public Consultation on 10 April 2015 at St. Georges Church Wolverton. 1.2 Feedback sheets that were completed at the event and forwarded to the architect post event have been analysed and form the basis of this document. Where possible, we have clarified the position and/ or justification for elements of the scheme in response. 1.3 Where feasible the submitted scheme includes alterations directly attributed to the public consultation event. Good examples of these alterations would be the additional bin stores and a revised tree planting scheme that directly reflect comments at the event and in the written feedback. 1.4 A record of all feedback sheets received is held by CMI Architecture and Milton Keynes Council and is available to view at their respective offices. 1.5 CMI Architecture has engaged directly with some board members from Future Wolverton in making revisions to the scheme and their input has helped inform the final scheme. 1.6 An electronic mailing list was created from contact details supplied and updates on the progress of the application has been circulated when it has become available. CMI Architecture Ltd. 6
2.0 DEMOLITION OF THE AGORA 2.0 With the exception of two residents all those that commented would like to see the Agora replaced. 2.1 Concerns were raised about the existing Agora tenants and their businesses. 2.2 The developer has assumed the day- to- day running of the Agora and tenants will be regularly informed on the progress of the application. 3.0 PARKING 3.1 Parking would appear to be the most commented on issue associated with the Agora development. Some residents views support the scheme as it will encourage the use of public transport. Some residents expressed real concern that the parking situation could be a focal point for potential 'civil unrest'. Comments highlight Fridays as being particularly difficult. 3.2 Some local residents would appear to see any redevelopment of the Agora development as a solution to all Wolverton s parking problems. Others have presented positive ideas on how the problems can be potentially alleviated. Resident s permits and relaxing the parking restrictions on The Square are suggestions which warrant further investigation. One local resident has suggested that many houses actually have garages and off-street parking but residents elect not to use them. Probably the most infuriating issue for locals is the use of the Agora car park by commuters who leave their cars in the car park all day without charge. Informal parking arrangements exist in areas in and around the development and these will change as a result of the development, as public land and private land will become more easily identifiable. Further exploration of these ideas warrants some attention but is outside the scope of this report. 3.3 The suggestions of two parking spaces per flat, leaving the existing car park as it is or building a multi-storey car park would all impact directly on the viability of the development. Two car parking spaces per flat would directly conflict with both MK and Wolverton planning documents which include the goal of 'supporting a shift towards more sustainable modes of transport to and from Wolverton Town Centre'. Restricting new units to no on-street residents parking, is a tool regularly used in other built up urban areas however there is no residents parking protocol to set such a condition in Wolverton. Multi-storey car parking poses several problems not least of which is aesthetics. Above ground these are difficult to disguise and below ground they require comprehensive access which would conflict with other operations such as bus services and goods CMI Architecture Ltd. 7
delivery. Furthermore construction would be significantly more disruptive and expensive 1. Suggestions that the new proposed private parking courts are opened to use by all residents in the town would firstly conflict with Secured by Design and would be unviable as the local authority would have to adopt all parking courts within the development. To make these private areas public would make the proposal unviable. 3.4 Two residents would rather that the Agora and the parking status-quo be maintained to protect current residential car parking south of the site. 3.5 This is a compact urban site surrounded by both residential and commercial accommodation and it is acknowledged that parking is a problem. The developer is making strides to ensure that they exceed the requirements on this development. However, they cannot be held responsible for other identified causes and concerns such as: o o o o 'families having three cars' 'private garages being converted to hobby workshops' 'perceived insufficient permit controls' 'underutilised parking elsewhere in the town' 3.6 The developer has to be guided by the LA respect of parking guidelines. As such they have complied with and exceeded current guidelines, this is supported by the Transport Assessment. It is important to note that if the Agora were to be operating at full capacity the parking levels currently provided would be significantly inadequate and would exacerbate the current problem. 3.7 There were concerns that new residents may have more than one car. However, the new development is very well connected to public transport links and it is hoped that this will encourage new residents to take advantage of these links. 1 If it were feasible we estimate a build cost of 75k per private space and 110k per public space. CMI Architecture Ltd. 8
4.0 TRAFFIC 4.1 Traffic congestion would appear to be another area of concern with various suggestions including pedestrianised areas, making Church and Radcliffe Street one-way and enhanced traffic calming measures. All these options have been examined and compared with the planning brief provided. It is the suggestion of the developer appointed TA that both Radcliffe Street and Church Street remain two ways to allow for maximum flexibility. This theory will be subject to the scrutiny of MK Highways who will ultimately make the final decision with regards to this element of the design. 4.2 Based on feedback with regards to lorry deliveries to local businesses, it is clear to see why residents of Wolverton are resistant to the thought of more deliveries negotiating their narrow street. Aylesbury Street, in particular, has been highlighted as a pinch-point within the town. However, historic planning consents and established usage means that these deliveries can legitimately continue as long as businesses are operating within their established planning usage class. The Agora development will be subjected to more modern, and enlightened, planning conditions where delivery times are limited to certain days of the week and certain times of day. Only two of the smaller units will serviced from Church Street via a timed loading area created in Radcliffe Street. 4.3 The new section of Radcliffe Street has been designed to accommodate two-way (HGV) traffic and although the development cannot stop the current 4.30am deliveries to The Square it can ensure that those lorries can leave The Square without causing wing mirror and other damage to parked cars on Aylesbury Street as is currently the reported case. 4.4 The delivery area at the rear of the proposed east Church Street shops was contentious but unfortunately was not negotiable as it is detailed both the brief and the local plan. The proposed layout complies with FTA guidance and is partially disguised using different levels and a brick wall. This area will form part of the managed area of the building maintenance and litter clearing will form part of any contract. A gate will also secure the yard. 4.5 A second delivery yard behind the three smaller shop to the western side of the development would remove all the car parking for blocks A and E, and it's access would remove most of the structure in which ever elevation it's entrance was placed. Depending on the future use of these units and their size, the second yard may not end up being used if provided. The removal of 45 car parking spaces to create a second goods yard would render the scheme unviable and also remove the new proposed CMI Architecture Ltd. 9
western half of Radcliffe Street which would conflict with the brief and the neighbourhood plan. 4.6 Road safety was also a concern and especially the potential use of Radcliffe Street as a rat run. Some residents asked for more traffic calming measures and others less. The developer has provided Wolverton with the potential for a new compliant two-way link between The Square and Church Street; traffic calming measures will be specified by the MK highways dept. as appropriate. 4.7 The scheme put forward by ourselves on behalf of Brickhill Estates (MK) meets - and in most places exceeds - the road and pavement width targets set down in the highways guidance. The plan has been developed in conjunction with a traffic analyst the local council and business owners in The Square. 5.0 BUSES 5.1 From feedback buses fell into two distinct groups, the more buses groups and less buses group but both agreed that the current congestions situation is unsustainable. Again on the advice of the TA the revised scheme shows a straight kerb along the south side of Church Street, which will allow buses to queue and allow for maximum flexibility. The proposal is not prescriptive and allows for future changes. However, taking on board the comments from the consultation, the corners at Radcliffe and Church Street have been further widened to facilitate buses turning which is currently being reported as problematic. The public toilet, required in the local plan, has been proposed close to the Car Park, in light of some comments regarding the use of the current car park as an informal toilet. 5.2 We are proposing two bus stops on the in front of the new shops, this will more effectively distribute of bus traffic and reduce congestion. 5.3 Parking for buses, timetabling and routing of the buses is not within the developers remit. However, we will continue to work closely with MK transport department to reach the optimum solution within the proposal. CMI Architecture Ltd. 10
6.0 DEVELOPMENT ON-GOING MANAGEMENT 6.1 There were concern at both the event and in the forms submitted about the calibre of tenant that would occupy the development. With some residents seeking assurances from any appointed Housing Association on this matter. Anti-social behaviour is a social problems and happens everywhere and crosses all socio-economic groups. 6.2 Working with the Secured by Design officer and based on our previous experience on developments of this kind we have sought, where possible, to minimise the potential 'flash points' associated with anti-social behaviour. Bin stores, allocated parking spaces and bike stores have been provided to all residential units and an ongoing management plan will be developed to ensure that complaints or breaches are dealt with swiftly and efficiently. 6.3 There is currently no contracts in place with a Registered Social Landlord but negotiations are ongoing. 6.4 The development contains bin stores for all retail and residential units. Additional bin stores were added in light of the public consultation on the 10th April. It will be the responsibility of the appointed Management Agent to ensure all areas within the curtilage of the development are maintained and clear of rubbish at all times. 6.5 Private car parking will be managed by the appointed Management Agent who will be responsible for issuing access fob for remote gates and barriers. 6.6 It has yet to be determined if the remaining car park will be maintained by the local authority or fall under the control of the developer. However, if it becomes become the responsibility of the developer this role will fall to the appointed Management Agent. 6.7 On-street car parking will be the responsibility of Milton Keynes Council as per the existing streets in Wolverton. 7.0 RETAIL 7.1 There were several concerns highlighted regarding retail provision on the site. 7.2 The units, as drawn, were identified as being either too big or too small in the feedback. However, the developer has sought to provide a mixture of modern unit sizes that offer the flexibility to be enlarged or reduced and change with the retail needs of the town. In this respect the design fully complies with the local plan. 7.3 Both the SPG and the local plan request retail frontages on the new Radcliffe Street. CMI Architecture Ltd. 11
Feedback from the event also requests more retail on the new Radcliffe Street. However from the retail study it was demonstrated that businesses would prefer to be on either Church Street or The Square. The concerns of some residents that shops might lie empty or voids created was endorsed by the retail study as the units on Radcliffe Street would have less foot fall than their busier neighbours. 7.4 From a practical perspective additional shops on the New Radcliffe Street would reduce the developers ability to deliver ground floor accessible units.deliveries to business would potentially impact on the movement of traffic. The topography of the site limits the opportunity for retail units as wide shop frontages would require that the street be ramped and potentially require handrails running the length of the street. Structures would have to be increased by at least 1 metre in height to accommodate retail units. Retail units on the new Radcliffe Street would also impact negatively on parking as additional parking would be required to meet MK parking requirements and potential timed deliveries would impact on the ability of local residents to use the street for onstreet parking. However, the new retail units on the corner of Church Street should act as a draw to pedestrians and motorists, pulling them into Radcliffe Street and up to The Square. 7.5 The Co-op and Post office were identified as providing services that residents would like to see retained. Some residents would like to see a cafe included and others would like to see independent traders take up some of the units. There were several requests for no more hairdressers or takeaways. 7.6 The potential retail tenants were also of concern in feedback forms as well as being the subject of ongoing speculation in social media. Tenancies are currently the subject of negotiations and commercially in confidence. However, we can confirm the following: One unit has been custom designed specifically to meet the needs of a national food retailer. No public house or bar franchise is currently in negotiations for a unit. A Post Office facility is paramount to the developer and is currently the subject of negotiations. All but two of the smaller units have been earmarked to retailers. 7.7 There was also concern around rents and requests for business ' incubator units' within the development. It has to be pointed out that the new units will be constructed to meet or exceed modern building regulations with purpose built facilities which will make them CMI Architecture Ltd. 12
better quality retail space than the surrounding stock. As a consequence they will probably command a higher rental figure. The introduction of new premium retail units in However, the developer is happy to talk to any local business keen to rent space in the new development. 8.0 SOCIAL SPACE 8.1 In the feedback there is mention of both the loss of the market place and calls for a market hall within the development. The Local Neighbourhood Plan calls for social space at the foot of Radcliffe Street on the new corner of Church Street while the adopted SPD calls for a greater use of The Square as a public event space. 8.2 The new Radcliffe Street lends itself to street closures for public events but this may prove difficult when the street becomes part of Wolverton's complex infrastructure. Likewise provision has been made to ease the movement of buses at the foot of Radcliffe Street and any street closures may prove disruptive to local services. 8.3 No market hall has been provided as it did not form part of the SDP brief. 8.4 The architect has followed the adopted Milton Keynes planning brief and created corner retail units on the ground floor at the entrance to the new Radcliffe Street to draw the pedestrians up to The Square. 9.0 THE DESIGN 9.1 Although the designs themselves were well received there were some concerns made by residents which need to be acknowledged. Bulk and Massing 9.2 Over development or 'pack them in' flats as they have been described by one resident was the main issue with the design. Each apartment meets the HQI standards while conforming on front elevations to a fenestration layout that compliments the conservation area. Four floors are in accordance with the both the neighbourhood plan and SPD. The use of four floors has been restricted on the buildings at the corners of Radcliffe and Church Street. It should be pointed out that the south side of Church Street was historically taller than the remaining north side and the proposal is not as tall as the former institute building which stood at almost 15m tall. Chimneys and pitch roofs were added to conform with the conservation area but these also added to the overall height. CMI Architecture Ltd. 13
9.3 Lack of light and overshadowing, was another concern but from light studies carried out using a 3D cad model these would indicate that the levels of light to each unit is more than acceptable and, in many cases, better than other streets in Wolverton. 9.4 The development has no houses. Despite what other town plans may indicate all modern housing has to built to national and local design standards. In Milton Keynes a 3 bedroom house needs to be at least 95 sqm be HQI compliant with a 14m garden. A 3 bedroom house also needs 2 no. 2.5 x 5 m car parking spaces which need a clear distance of 6.00 m to allow for manoeuvrability and garages do not count as parking spaces. Effectively one house footprint is the equivalent of four flats when constructed. This would not only impact on the financial viability of the scheme,but would also prevent the development of Radcliffe Street as a residential street. Materiality and Detailing 9.5 The materials to be used in the development were important to many residents, especially brick colour. As the development is within a conservation area proposed materials will have to be sympathetic to the local context. The architects are working closely with the Conservation Officer and have met with local representatives to ensure the final palette selected is suitable. Materials will be conditioned as part of any planning approval. 9.6 The detailing of architectural features of the buildings were also a concern of some residents. The architects in conjunction with the Conservation Officer are using existing buildings and historic images of Wolverton to detail the new blocks and shop fronts. Architectural details will be conditioned as part of any permission. 10.0 LANDSCAPING AND ECOLOGY 10.1 The plan put forward see the removal of several trees on the site. However, the majority of the trees to be removed formed part of the original Agora development and dated from 1980's onward. The high demand for parking, public realm and new facilities has impacted on the amount of trees to be removed. 10.2 The Plane trees on The Square are also earmarked for removal. The unadopted Neighbourhood Plan seeks to retain these six trees which form part of the original Agora Landscaping. However,the MK SPD makes an allowance for the removal of these trees. The retention of these trees would impact on both the grid pattern we have be asked to recreate and would require the loss of significant housing which would threaten the schemes. CMI Architecture Ltd. 14
10.3 The developer has engaged the service of an arboriculturist to report on the removal and protection of the trees which are currently on site. In light of the public consultation a specialist has been engaged to identify species suited to the proposed development. 10.4 The Milton Keynes Tree Officer has identified areas where 40-50 where additional trees could be planted. The arboriculturist and landscapers and working closely together to developed a tree layout that will be acceptable to both the MK Tree Officer and MK Secured by Design Officer. It is envisaged that a condition would be set that an agreed tree plan be agreed and implemented prior to occupation. 11.0 THE EVENT 11.1 Every effort was made to ensure that the venue for the event was fully accessible and we sincerely apologise for those visitors who felt there was insufficient space. 11.2 The notice period for the event was not as long as we would have normally have preferred. The developer is working to a timetable agreed in December with the local authority and delays were caused by requests for changes. However, these changes have helped resolve and inform the scheme. The scheme presented at the event was a further revised version which was redrawn as a result of comments received from Wolverton and Greeleys Town Council the week before the event. 11.3 There were complaints that the architects showed their design process as part of the scheme. These drawings were included to show the depth of research and exploration taken in developing this scheme. 12. 0 CONSTRUCTION AND DISRUPTION 12.1 This is a large scheme and disruption is inevitable during the demolition and construction phases. However, the Agora is a large site which will help minimise the potential impacts. 12.2 The work will be phased into sections, to a plan to be agreed with MK at a later date. However, it is envisaged that there will be four principle phases. The development will take approximately two years to complete. 12.3 The statutory party wall agreements with detailed condition studies will be undertaken with those residents affected. CMI Architecture Ltd. 15
12.3 Measures to be included within a phasing plan are as follows: Provision of a temporary Post Office facility Keeping the car park open during construction Interim bus stop measures Access to the rear gardens of properties on Buckingham Street Deliveries and access to homes and businesses maintained A pedestrian access between Buckingham Street and Church Street to be maintained 13.0 SECTION 106 13.1 The residents of Wolverton are well informed regarding the planning process and questions were raised regarding Section 106 agreements. There has been speculation about the developers previous Section106 arrangements. 13.2 The Section 106, or developer contribution, is subject to negotiation with Milton Keynes Council. The developer, to date has complied with or exceeded every criteria set by the local authority in respect of this agreement. 13.3 Brickhill Estates (MK) Ltd has no outstanding Section106 liabilities. 13.4 City Estates, the sister company of Brickhill Estates (MK) likewise has no outstanding agreed Section106 Liabilities. 13.5 It should be noted that the Neighbourhood plan comments on public subsidy and the 'gifting' of the car park from Milton Keynes Council as a potential financing mechanism for a community led development such as this. It should be noted that this proposal is funded by the developer who has received no subsidy or discount for the Agora building itself. The Agora building was offered for sale on the open market by a private owner. CMI Architecture Ltd. 16