ANNEX A To Item 9 REVISED TEXT: additions shown bold and underlined, deletions in (brackets and in italics). BLETCHLEY PARK AREA - DEVELOPMENT FRAMEWORK This framework sets out the key objectives and requirements against which the Council will assess development proposals in this area. In particular, it draws on the recommendations of the Bletchley Regeneration Study; the potential of Bletchley Park to act as a stimulus for regeneration; and the proximity of the railway station, including the opportunity arising from the proposed East-West Rail Link. The greater part of the area lies within the Bletchley Conservation Area, designated to protect the special interest of the Victorian mansion and its landscaped setting, and the historic code-breaking activities located in the Park during World War II. The Bletchley Park area, as defined on the Proposals Map of the Adopted Local Plan, as has been extended to include the following areas: The Milton Keynes College campus The former pavilion/music school, south of the College The proposed housing site rear of Wilton Avenue The driving test centre, Wilton Avenue Fig 1 is a plan of the area showing only existing buildings and roads. It clearly demonstrates that while Central Bletchley is a cohesive urban area of connected streets, the Bletchley Park area is much more fragmented and disconnected. The railway lines and station form a substantial barrier between the two areas. It is the intention of the Development Framework to encourage development that begins to connect the fragmented parts of West Bletchley and recognises the future possible connections through a new station and redeveloped railway lands into the town centre. Fig 2: Plan showing the illustrative pattern of proposed uses. Framework Aims The Framework aims seek to maximise community benefit by looking at the area as a whole and ensuring that development on one site links properly with potential development on adjoining sites. The four aims to maximise community benefit are: 1. Support regeneration of Bletchley town centre 2. Preserve or enhance the historic and landscape character 3. Minimise the traffic impact of development and improve links between the area and the rest of the town 4. Ensure high quality of design.
Regeneration Objectives The Bletchley Regeneration Study is the basis for the following objectives: 1. Joining up disparate components of Bletchley. 2. Promoting a development market, thereby increasing investment and activity in the area 3. Gaining maximum benefit for Bletchley 4. An innovation centre to support start-ups in knowledge sector activity, building on the reputation of Bletchley Park. 5. Reinforcing the role of the College and its links with the town. Conservation Objectives 1. Preserve (and) or enhance the character (and) or appearance of the Conservation Area in consultation with English Heritage and prepare a Conservation Area Management Plan 2. Preserve or enhance the important historic wartime buildings and encourage suitable new uses for these buildings. 3. Preserve or enhance the important trees and open spaces, including the surviving elements of the landscaped park. Development located outside but adjoining the Conservation Area will be assessed using the same criteria as would be applied to development within the Conservation Area (in accordance with PPG15 para 4.14). Transport Objectives 1. To enable successful development where it will not add unacceptably to local congestion and will maximise sustainable access into and within the area. 2. Control the impact of any development proposals on the surrounding residential areas, by requiring transport assessments and appropriate mitigation measures. 3. New development proposals should demonstrate how they would improve transport movement by walking, cycling, bus and train, possibly requiring an agreed travel plan. 4. Improvements will be sought to Sherwood Drive, particularly the Sherwood Drive/Buckingham Road junction, and an improved northward link to the grid road system as well as other necessary improvements, such as to public transport. 5. Developer contributions to transport and other infrastructure improvements should be in accordance with the Planning Obligations policies in the Local Plan. 6. All major developments should have primary road access from Sherwood Drive, although secondary access points may be possible from other roads to increase connections with the rest of the town. 7. Motor vehicle movements through the site should be minimised by use of street layouts designed to keep speeds below 20mph. 8. Provision should be improved for pedestrian and cycling movement through the area and links with the town to the west and to the railway station and
town centre to the east. Such links should be via streets wherever possible, rather than segregated paths. Fig 3: Proposed new and improved connections (the term pedshed refers to the area within 800 metres walking distance of a town centre, where most people would be willing to walk or cycle to that centre). Design Objectives The aim is to create a modern urban place of high quality that draws strongly on its historic context, but looks to the future for its design intent and implementation. It should support mixed use, higher densities and sustainable life-styles. Suburban developments of low density cul-de-sac and disconnected frontages that are not selfpolicing are to be discouraged. There is a special need for quality design to provide a lead to the presentation of Bletchley Park and to enclose the space or alternatively to screen with landscaping. 1. Character. Detailed analysis of the site context and better quality and locally distinctive design elements identified and reinforced. 2. Continuity & Enclosure. Clearly defined public and private spaces with continuity of street frontage and main access to buildings fronting the street. 3. Quality of Public Realm. Public spaces and streets should be accessible, attractive, well related to and overlooked by buildings, with active ground floor uses along main routes. 4. Ease of movement. Safe, attractive, convenient routes with priority for walking, cycling and public transport. 5. Legibility. Design of spaces and buildings should help people to find their way around. 6. Adaptability. Buildings and spaces should be capable of use by a range of activities, not tightly designed for one specific use. 7. Diversity. Variation of layout, building form, use and tenure through the site. 8. Sustainability. Innovative designs to address environmental issues, e.g. zero energy/carbon neutral, use of recycled materials, biodiversity. All planning applications will be required to include a design statement setting out how these design objectives have been addressed. Fig.4: Illustrative street and block pattern Future Land Use Requirements The redevelopment of this area should provide for a mix of land uses. Since the area comprises land in numerous ownerships, a comprehensive approach to development would be difficult to achieve. Planning applications from individual owners will therefore be acceptable provided that they comply with the Framework objectives and requirements, except where the Framework specifically allows for flexibility.
As well as the requirements described below, other planning obligations may also be sought in accordance with Local Plan policies. These may include improvements to pedestrian and cycle routes, public transport infrastructure, roads, schools or other community facilities and recreation or open space. There is a specific requirement for a site for a new doctors surgery (0.25 0.3 ha) within the area covered by the framework, preferably in the northern part of the site near Whalley Drive. Existing surgeries in the West Bletchley area have closed their patient lists and have been seeking new accommodation for some time, without success. New housing in the Bletchley Park area will increase the demand for primary health care services. The redevelopment creates an opportunity to improve local health care provision, consistent with Planning Obligations Policies PO1 and PO5. Heritage / Science Park (Museum/educational/interpretative uses) The core of the site is to be retained and developed for a museum and compatible commercial uses (e.g. hotel, conference centre), celebrating the World War II activities in code breaking and computing that took place at Bletchley Park. This is consistent with the aims and intentions of the Bletchley Park Trust. It would be desirable to retain the Park peripheral road for ease of visitor movement. Employment The south east corner of Bletchley Park, together with adjoining College land to the south, should be developed for business uses that are supportive of the museum and College. There is also potential for business (B1) uses within the museum site, primarily for knowledge-based employment compatible with Bletchley Park. If G Block could be integrated into Bletchley Park activities there might be potential for a small element of mixed part-residential use on land adjoining the existing buildings. If not, this space is likely to be needed to service and provide an appropriate setting for G Block. Milton Keynes College Most of the old College site is intended for new college buildings, to create a new campus to replace both the existing buildings on this site and at Wolverton. A new College campus is consistent with the principles in the Regeneration Study. The campus includes a playing pitch and public sports facility to replace lost recreation space. Former pavilion/music school The building is not listed, but lies within the Bletchley Conservation Area, which also protects the important trees in this area. Road access from Sherwood Drive is poor and will need to be improved even for use by light levels of traffic. A new road access from Buckingham Road (or Church Green Road) is not acceptable. A low
key community use is likely to be the most acceptable use, e.g. incorporated into the remodelled College campus. Residential Proposals should include a proportion of housing to meet priority needs in accordance with Policies H2 (and) to H5, including 30% affordable housing. New housing is proposed on land to the north of the museum site, adjoining the Conservation area (6ha), (and) to include a fully equipped local play area. Net housing density should average (50) 38 dwellings per hectare (DPH) across the site, due to proximity to the railway station and town centre. This should vary from a lower density (not less than 30 DPH) at the Whalley Drive end of the site to a higher density at the Sherwood Drive end, providing about (300) 230 units. Access onto Whalley Drive should be provided for pedestrians, cyclists and emergency vehicles. Land to the west of the College site is also proposed for housing (3ha). This consists of MKC and College land and the combined site should be integrated with the adjoining driving test centre to achieve an overall development with connected streets integrated with pedestrian and cycling networks. Primary access will be off Sherwood Drive, but a secondary access should be sought, either off Church Green Road or Wilton Avenue. Proposals should include a fully equipped local play area (and a proportion of housing to meet priority needs). Net density should also average (50) 38 DPH, providing about (150) 115 units. These density requirements allow sufficient flexibility to enable the protection of the Conservation Area. Mixed use buildings containing an element of residential use will also be acceptable in the employment sites adjoining G Block and the College. Fig.5: Illustrative street pattern and proposed uses Conclusion The indicative layouts shown in Fig.6 demonstrate that following the development framework would lead to a better connected, more legible and safer urban form for the Bletchley Park area than a site by site development. In the future it would be capable of making more direct connections with the town centre. Fig.6: Indicative layouts