Wyevale Site

Transcription

Wyevale Site

Urban Design & Landscape Architecture
Wyevale Site, CMK
Development Brief
www.milton-keynes.gov.uk/urban-design
Adopted June 2013
Wyevale Site, CMK Development Brief
This document has been prepared by
Milton Keynes Council’s Urban Design
and Landscape Architecture Team and internal officers.
For further information please contact:
Neil Sainsbury
Head of Urban Design and Landscape Architecture
Planning and Transport
Milton Keynes Council
Civic Offices
1 Saxon Gate East
Milton Keynes MK9 3EJ
2
T
+44 (0) 1908 252708
F
+44 (0) 1908 252329
E
[email protected]
Contents
SECTION 1
SECTION 4
INTRODUCTION
DEVELOPMENT & DESIGN PRINCIPLES
1.1
Purpose of the brief
4
1.2
Location and ownership
4
1.3
Structure of brief
4
1.4
Accuracy of information
4
4.1
Introduction
16
4.2
Land uses
16
4.3
Design principles
16
4.4
Development requirements
21
SECTION 2
PLANNING POLICY CONTEXT
ANNEXURE A
EXISTING UTILITIES
2.1
NPPF
6
2.2
Local Plan
6
2.3
Core Strategy
7
2.4
Recent and Emerging Policy for CMK
8
2.5
Other SPGs/SPDs
9
SECTION 3
22
ANNEXURE B
PLANNING POLICY FRAMEWORK
B1
NPPF
24
B2
Local Plan
28
B3
Core Strategy
35
CONTEXT/SITE APPRAISAL
3.1
Introduction
10
3.2
The Site
10
3.3
Surrounding Area
10
3.4
Opportunities and Constraints
15
3
SECTION 1:
INTRODUCTION
Milton Keynes Council wishes to appoint a developer for the Wyevale Site, Central
Milton Keynes (CMK). The Council has high aspirations for this prominent site,
aiming to achieve a high quality, attractive, sustainable and well integrated scheme
that complements and enhances the existing CMK offer.
1.1
Purpose of the Brief
third party developers and investors, whilst ensuring
full community and stakeholder engagement in the
The purpose of this document is to provide prospective
preparation of development briefs for the sites.
developers with development and design guidance
for the development of the Wyevale Site. This will
allow developers to submit informed proposals for this
1.3
Structure of Brief
exciting city centre opportunity that respond to Council
expectations for the site.
The Brief is divided into four sections:
Section 1 outlines the purpose of the brief, its location
The Brief has been informed by relevant planning policy
and ownership and other administrative information for
and has been subject to public consultation and will
developers.
therefore be a material consideration in determining a
Section 2 describes the planning policy context of the
planning application for the site.
site.
Section 3 provides a siite analysis of the site itself and
the surrounding area. A thorough understanding of
1.2
Location and Ownership
this will have an important bearing on the key design
principles and parameters.
The site extends to approximately 0.65 ha (1.6 acres)
Section 4 represents the Key Design and Development
and is located within Block D4.4 of Central Milton
Principles, that should inform any development
Keynes (CMK). The site is strategically located,
proposals. The accompanying Parameters Plan
bounded on two sides by the primary routes of Avebury
spatially illustrates the design principles.
Boulevard, and Secklow Gate (see figure 1).
Appendix A highlights additional relevant planning policy
beyond that provided in Section 2.
The site is currently in the freehold ownership of
Milton Keynes Council. Milton Keynes Development
1.4
Accuracy of Information
Partnership (MKDP) has however been set up by Milton
Keynes Council as a limited libaility partnership to
Descriptions of the site and or drawings contained within
facilitate Milton Keynes’ continued growth and economic
or issued in connection with this brief are for information
success by promoting the development of land assets
purposes only and the Council does not warrant their
transferred to the council from the HCA, in line with the
accuracy. The developers should satisfy themselves
council’s Corporate Plan and Economic Development
prior to entry on the site that its boundaries are agreed
Strategy. MKDP take a commercial and entrepreneurial
and are physically delineated and/or accurately
approach to sell and develop these assets with
4
described in the relevant legal documentation.
Please note that any costs borne in responding to this
brief are entirely at the developer’s risk and MKDP are
not bound to accept any tender received.
Xscape
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Figure 1: Site Location
5
SECTION 2:
2.1
PLANNING POLICY CONTEXT
National Planning Policy Framework
The site is part of the City Core Quarter. Local Plan
policy CC13 encourages a broad mix of uses including
The National Planning Policy Framework (NPPF)
was published in 2012. At the heart of the NPPF is a
presumption in favour of sustainable development. The
NPPF’s core planning principles include:
•
The site is located within Block D4. Local Plan policy
CC18 states that: The design and layout of new
development of Block D4 in the City Core quarter should
good standard of amenity for all existing and future
reflect the following principles:
(i)
Increase the residential community, by
promote mixed use developments; encourage the
developing new residential accommodation at a
effective use of land by reusing land that has been
net density of 100-175 dwellings per hectare
previously developed;
•
civic uses within the City Core.
“always seek to secure high quality design and a
occupants of land and buildings;
•
shopping, entertainment, residential, hotels, cultural and
(ii)
shops
make the fullest possible use of public transport,
walking and cycling, and focus significant
development in locations which are or can be made
(iii)
Include a mix of residential, office and
entertainment uses in any redevelopment of the
sustainable.”
The NPPF states that “local planning authorities should
Provide new community facilities and local
eastern part of Block D4
(iv)
Improve pedestrian routes into Fishermead
recognise town centres as the heart of their communities
and pursue policies to support their viability and vitality”
(see appendix a1 for further detail of NPPF guidance on
town centres).
2.2
Local Plan (December 2005)
Policy CC1 (retail) states “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
The principles for the development of Central Milton
mixed shopping, office, leisure and housing schemes.”
Keynes are set out in the Milton Keynes Local Plan
This site therefore falls outside the Main Shopping Area.
(adopted December 2005). The following Local Plan
policies have been ‘saved’ by the Secretary of State.
Within CMK, the following uses are allowed: Non-
They remain in force until superseded by other planning
residential community facilities (Policy C1), hotel and
policy documents in the Council’s Local Development
other visitor accommodation (Policy L10), residential
Framework e.g. the Core Strategy & other Development
use as part of larger mixed use development schemes
Plan Documents (DPDs).
(Policy TC19).
Policies CC8 and CC9 of the Local Plan provide
6
guidance on the design and layout of new development
Policies T10 and T15 take account of traffic and parking
and the design of new buildings within CMK. Key
provision respectively, while Policy T11 sets out the
requirements of these policies include the need for
Council thresholds regarding whether or not a Transport
development proposals to:
Assessment/Travel Plan is required.
•
Make a positive contribution to the public realm,
including provision or improvement of open
In addition to the policies mentioned above, the
space
•
Transport Policies T1-T6
Incorporate covered walkways on the frontages
•
Housing Policies H2 (Priority Housing
•
•
of all buildings facing Gates and Boulevards
Requirements), H4 (30% Affordable Housing),
Interact with, and contribute positively,
H8 (Density), H9 (Housing Mix)
to their surroundings at street level, encourage
•
following Local Plan Policies are relevant:
•
CMK policies CC5 (Office development), CC7A
pedestrian activity, and contribute to a sense of
(Key Transport Principles) and Policy CC7C
place and vitality
(Key Principles for Parking)
Generally, have a minimum height of five to
six storeys with taller buildings in prominent
locations
•
Use a high standard of facing materials
•
Provide safe, attractive and convenient
2.3
Submission Version Core Strategy
(October 2010)
pedestrian through routes within or between
The Core Strategy was the subject of public examination
buildings
in July 2012. When adopted, the Core Strategy will
form part of the development plan for Milton Keynes.
Policy CC10 requires that new development within
CMK contributes to the provision of infrastructure and
Policy CS7 refers to the key objectives for the
community facilities required as a consequence of the
development of CMK including “1. Achieve higher
development.
quality buildings and spaces around them, with greater
attention to human scale and more detail and variety
Policy D4 of the Local Plan sets out the Council’s
of uses within proposals; 2. Promote a higher density
requirements with regard to sustainable construction.
of development in appropriate locations; 3. Achieve
growing visitor numbers from outside the city to further
Policy S5 is the Local Plan strategic policy relating to
enhance CMK’s status as a regional and national
Central Milton Keynes.
destination for shopping, culture and leisure; 8. Improve
integration between the facilities and defined quarters of
Policies D1 and D2 are general design policies that
the area; 10. Offer an attractive urban living environment
apply borough-wide. They look at the impact of
for the residents of current and future dwellings.”
development proposals on locality and the design of
buildings.
7
2.4
Recent and Emerging Policy for CMK
Over the past few years it has become apparant
that some of the existing local plan policy does not
necessarily provide the most appropriate policy
framework going forward for the development of
•
variety of land use proposals
•
Development Framework and emerging CMK Business
Neighbourhood Plan reflect the new policy thinking
for CMK and are what the Council are encouraging
•
Anticipates that multi-storey or basement car
parking will be provided, particularly as part of
mixed use developments
•
Advises that buildings will generally be 3-8
storeys in height within CMK
•
Avebury Boulevard (with Midsummer
and Silbury Boulevard) are identified as the
developers to prepare new proposals around.
key pedestrian routes in CMK and therefore
development that fronts onto them requires
Section 4 provides planning and design principles
the greatest attention in terms of the creation
for the Wyevale site that are based on the principles
of frontages that will enliven these pedestrian
contained within the CMK Development Framework and
emerging CMK Business Neighbourhood Plan.
Proposes that new development should provide
its required parking within the application site
CMK. Most notably it has become clear how important
the existing public realm infrastructure is. The CMK
Identifies block D4 as an area suitable for a
routes
•
Promotes a mix of uses at ground floor level
fronting the footpaths along the boulevards to
animate the public realm
2.4.1 CMK Development Framework
•
Advises that main entrances to buildings should
address portes-cochere
(adopted in January 2013)
•
Requires that buildings facing onto Gates and
This Development Framework, which replaces the
Boulevards must include within these frontages
2002 Development Framework as well as other existing
a weather protected walkway
SPGs/SPDs in CMK, cannot and does not replace Local
•
Promotes a finer grain of development,
Plan policy. It does however, based on Lessons Learnt
particularly along the most important pedestrian
from the 2002 Development Framework provide up-
routes, such as Avebury Boulevard.
to-date guidance / principles which occasionally varies
from Local Plan policy. Where this occurs, the Council
will welcome proposals that conform with the guidance /
principles contained in the Development Framework.
Key Principles include:
•
Promotes retention of existing building lines
•
Promotes retention of existing surface level car
parks
8
2.4.2 CMK Business Neighbourhood Plan
(draft)
Under the Government’s Localism Agenda, the CMK
Town Council, local business leaders and Milton
Keynes Council have come together to create an
alliance of CMK residents and businesses to prepare
a business neighbourhood plan – the CMK Alliance
Additional Relevant SPGs/SPDs
Plan 2026. A Draft CMK Business Neighbourhood Plan
was published for consultation in October 2012. The
In addition to the CMK Development Framework, the
Draft Plan identifies the Wyevale site as being suitable
following SPG/SPDs have formal status as a material
for A1 (shops)/ A2 (financial & professional services),
consideration for planning applications:
A3, C1 and D1/D2 as well as a public multi-storey car
park, although acknowledges that, to aid flexibility,
Supplementary Planning Guidance (SPG) on Planning
where are approved that do not meet the indicative
Obligations for Central Milton Keynes (CMK) was
uses on identified above, it is anticipated that reciprocal
adopted in July 2003. The SPG sets out the Council’s
or replacement land uses are allocated to other
approach to seeking planning obligations and the
appropriate sites.
likely benefits to be negotiated when development is
undertaken in CMK.
If successful at an examination and referendum,
the Business Neighbourhood Plan once adopted
will form part of the development plan and will be a
material consideration in the determination of planning
applications. It will also if adopted eplace existing local
plan policies highlighted in section 2.2.
Milton Keynes Council’s Parking Standards were
adopted as SPG in 2005. It sets out the Council’s
standards for parking provision, including motor vehicles
and cycles, for different land use types. An addendum
to the 2005 SPG, setting out revised residential
standards and new standards for HiMO accommodation
was adopted in April 2009.
2.5
Other Supplementary Planning
Guidance (SPG)/Documents (SPDs)
The Sustainable Construction Guide SPD informs
compliance with policy D4, which will be a requirement
of any development.
CMK Handbook for Public Realm
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.
The Handbook was adopted as Technical Guidance
by Milton Keynes Council on 26 September 2006. It
is available online at: www.milton-keynes.gov.uk/
development-control/displayarticle.asp?ID=79660
9
SECTION 3:
3.1
CONTEXT/SITE APPRAISAL
Introduction
there is nothing that needs to be retained on the site.
The site slopes gently downwards from north to south.
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. Figures 2 and 3 provide an analysis of the site
The site currently has one existing direct access at
the south east corner of the site. Beyond this direct
access, the site is very accessible via Secklow Gate and
Avebury Boulevard/South 10th Street.
and its context .
3.2
The Site
3.3
Surrounding Area
3.3.1
Public Realm
The site is in a strategic location within Central Milton
South 10th Street is a residential street that forms the
Keynes (CMK), with frontage onto two key routes,
western edge of the site and is typical of the third level
Avebury Boulevard and Secklow Gate. Its location
of streets below Gates and Boulevards in CMK. It is 6m
means it is within easy walking distance (400m) of the
wide and includes parallel parking bays on each side of
central shopping area as well as Xscape.
the street. To the north, and east of the site is existing
public surface level parking, with a double row to the
The site was previously developed as a garden centre.
The majority of the site is vacant rough scrub and
grassland. Whilst there are no buildings on the site,
there are the remains of hardstanding and structures
from the site’s previous use. The site is unconstrained:
The site was previously developed as a garden centre
north and two double rows to the east.
Pedestrian access to the site is provided:
•
across Secklow Gate by an underpass crossing
which links the site to the Xscape development;
Access to the site across Secklow Gate is provided by an underpass
pedestrian crossing
10
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ate
LAND USES
RESIDENTIAL
LEISURE
RETAIL
OFFICES
ild
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CIVIC
MIXED USE
MULTI-STOREY CAR PARK
FISHERMEAD
TEMPORARY SURFACE
LEVEL CAR PARK
Figure 2: Surrounding Area
11
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PEDESTRIAN ROUTE
rey
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VEHICULAR ACCESS FROM
GATE/BOULEVARD
VEHICULAR ACCESS TO THE SITE
FRONTS OF BUILDINGS
2½
SURFACE LEVEL CAR PARK
rey
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UNDERPASS
EXISTING TREES
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PORT COCHERE
SITE BOUNDARY
LAND USES
RESIDENTIAL
LEISURE
Figure 3: Site Analysis
12
•
across Avebury Boulevard via a porte-cochere
route, as well as an underpass.
•
from the south via an underpass which links the
adjacent residential area of Fishermead to D4.4./
CMK.
3.3.2
Land Uses
To the west of the site, on the western side of South
10th Street, is residential development. To the north
of the site, on the northern side of Avebury Boulevard,
is a temporary surface level car park. Immediately to
Premier Inn and the Barn public house are located to the south of the
site
the south of the site is a Premier Inn and a public house
(The Barn). To the east of the site, on the eastern side
of Secklow Gate, is the Xscape ski, leisure, cinema and
entertainment complex.
3.3.3
Existing Infrastructure
The site is surrounded and served by existing surface
level parking, transport access, servicing, pedestrian
routes, landscaping and utilities.
To the east of the site, on the other side of Secklow Gate, is the
Annexure A highlights the key utilities in proximity to the
Xscape ski, leisure, cinema and entertainment complex.
site.
The site is surrounded and served by existing surface level parking
13
3.3.4
Building Heights, Setbacks and Edge
Conditions
The housing to the west of the site is a mixture of 1½
and 2½ storey development. The dwellings fronting
South Tenth Street are 1½ storeys in height, whilst those
fronting Avebury Boulevard and South Row are 2½
storeys.
The Premier Inn is three storeys in height. It is set back
6.5 metres from the pavement along its South Tenth
Street frontage. The Barn public house is two storeys in
height.
The dwellings on the opposite side of South 10th Street
front the street. The Premier Inn and Barn public house
back onto the southern boundary of the site.
3.3.5
Public Transport Access
On the opposite side of Avebury Boulevard to the site,
there are a number of bus stops located on Lower Ninth
Street and Midsummer Boulevard, which forms part of
the primary public transport spine. There are also bus
stops on Avebury Boulevard in front of Xscape and the
Food Centre.
14
The dwellings fronting South Tenth Street are 1½ storeys in height
3.4
Opportunities and Constraints
The site is located adjacent to existing housing. Uses
proposed for the site should not adversely affect the
amenities of these properties.
The preceding sections of the development brief provide
an appraisal of the site’s existing character and context.
The site is within close proximity of bus stops.
The Wyevale site represents a prominent, strategically
Planning policy supports a wide variety of land uses.
important unconstrained site situated in a highly
accessible location at the heart of CMK. The site’s
The south west edge of the site does not face the public
location at Avebury Boulevard’s junction with Secklow
realm and therefore there is an opportunity for servicing,
Gate represents a key entrance point into CMK which
parking or the backs of future buildings to face this
can be exploited.
edge.
The site, which is undeveloped, has three street
The opportunities and constraints have served to
frontages which need to be addressed. It is served
underpin the rationale behind the approach and
by existing public realm, transport and utilities
principles of this Brief and the Parameters Plan, outlined
infrastructure.
in section 4.
Site lies at a key entrance point into CMK
15
SECTION 4:
4.1
DEVELOPMENT & DESIGN PRINCIPLES
Introduction
4.3
Design Principles
This section outlines the principles relevant to the
design and development of the site. A Parameters Plan
4.3.1 Structure / Layout
accompanies the principles which serves to spatially
represent the key design principles.
Development should follow perimeter block principles
so that there is a clear public front with entrances
4.2
Land Uses
and a clear private back. Built form should come up
to the back of the existing footways along Avebury
The Council’s adopted Local Plan encourages a
Boulevard and Secklow Gate. The layout should not
variety of land uses for the site with shopping, leisure,
result in ambiguous space that is not clearly public or
entertainment, residential, hotels, cultural and civic uses
private (such as alleyways) or public space that is not
all acceptable either as an individual use occupying
properly addressed. Public space should not generally
the entire site or as a mix of any of these uses. The
be internalised to the block unless best practice urban
Development Brief supports this flexible approach to
design principles can be achieved.
permissible land uses.
The site forms the northern part of Block D4.4. The
This approach to land use selection should also
block has public pedestrian routes around all four sides
take cognisance of the significant potential for new
and therefore additional public vehicular or pedestrian
development / refurbishment on a variety of sites directly
routes through the site or on its southern edge are not
to the north of the Wyevale Site. The Point, the adjacent
required nor advisable, unless all best practice urban
temporary car park and the Food Centre are all located
design principles can be achieved.
in the Primary Shopping Area (as identifid in the Core
Strategy) where retail led mixed use development
is encouraged. Block E.1.1 to the north of Silbury
Boulevard is also a development opportunity and offers
the same flexibility in terms of permissible land uses as
the Wyevale Site.
4.3.2
Building Lines
As outlined in the recently adopted CMK Development
Framework, new development should adhere to existing
building lines and be located behind the existing surface
A public multi-storey car park would also be possible as
level parking and public footpaths along the Avebury
part of a mixed use scheme.
Boulevard and Secklow Gate frontages.
The mix of land uses should take account of the need
to protect the amenities of existing residential properties
adjoining the site.
16
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SITE BOUNDARY
BUILDING HEIGHT 2-3 STOREYS
BUILDING HEIGHT 4- 8 STOREYS
BUILDING HEIGHTS 4- 8 STOREYS
(OVER 8 STOREYS PERMISSIBLE)
PRIMARY ACTIVE FRONTAGE
SECONDARY ACTIVE FRONTAGE
(DESIRABLE)
u
So
t
ow
hR
ANIMATED FRONTAGE
POTENTIAL BACK OF BUILDING (2
STOREYS), SERVICING OR PARKING
PROPOSED KEY CORNER (WITH
TALLEST ELEMENT)
BUILDING ENTRANCES TO LINE UP
WITH PORTES COCHERE
POTENTIAL CAR PARKING & SERVICING
POTENTIAL ACCESS TO BASEMENT/
SERVICING / CAR PARK
PRIMARY PEDESTRIAN ACCESS TO SITE
SECONDARY PEDESTRIAN ACCESS TO
SITE
PEDESTRIAN ROUTES TO BE RETAINED
EXISTING VEHICULAR SITE ACCESS
EXISTING BUILDINGS
Figure 4: Parameters Plan - spatially illustrating some of the key principles
17
4.3.3
Frontages
The south facing frontage is the least important
as it does not face the public realm - the back of a
All public open space and streets must be overlooked
development could potentially face the backs of the
by development. In this regard care must be taken to
existing Premier Inn and Barn public house.
avoid layouts and building footprints that result in blank
elevations that front a public street.
In order to help animate the main pedestrian route
along Avebury Boulevard, every effort should be made
Because the site has three (of its four sides) facing
to locate as many smaller individual units along this
the public realm, it is important that the development
frontage. If possible, this would also be desirable along
frontages, particularly at ground floor level, are carefully
the Secklow Gate frontage.
considered.
The development must provide a weather protected
An active frontage* is to occur along the Avebury
walkway within the building envelope, with a depth of
Boulevard frontage in recognition of it being on the
at least 2 metres, along the Avebury Boulevard and
most heavily utilised pedestrian route. While the
Secklow Gate frontages, behind the existing footpaths.
accompanying Figure 4 identifies the location opposite
The design of weather protection features can be a light
the existing porte-cochere as the preferred location for
weight, high quality canopy without numerous supports,
the main building entrance (in line with original design
that allows for good visibility of ground floor businesses.
of buildings in CMK) this may not be achievable for all
The weather protection must be at the same level as the
developments and therefore it will be acceptable to
adopted pavement.
locate the main entrance to the development in alternate
locations so long as they are still on the Avebury
Boulevard or Secklow Gate frontage.
While an active frontage is desirable along the Secklow
Gate frontage, an animated frontage** is a minimum to
be achieved. Where / if a building frontage occurs along
it, an animated frontage is also required along South
10th street, in recognition of the existing housing facing
the site. Servicing must not occur off Avebury Boulevard
and should be designed to be as discreet (hidden) as
possible to avoid any negative impact of the building
frontage onto the public realm.
4.3.4
Building Heights
It is anticipated that the development’s highest point
will be at the corner of Avebury Boulevard and Secklow
Gate and this should be treated as a key corner. The
Secklow Gate frontage is set back some distance
behind existing parking and therefore building heights of
up to 8 storeys would be acceptable in this location.
Building heights along Avebury Boulevard of up to 8
storeys (but no less than 4) would also be encouraged.
The southern end of this elevation should, however,
*Active frontage - A building facade that responds positively to the street and particularly at the ground floor includes
uses, entrances, and windows that generate activity, which then improves surveillance of and safety on the street.
**Animated frontage - A building facade that responds positively to the street and at the ground floor provides visual
activity into and out of the building and potential for overlooking but with no requirement for direct access onto the street.
18
respect the height of the existing residential properties
Parking for any residential element of the scheme
and be reduced to 2-3 storeys. Because of the existing
should be provided in accordance with the 2009
housing facing South 10th Street building heights along
Addendum to the Council’s 2005 Parking Standards,
this elevation should be 2-3 storeys in height.
whilst the non-residential element should comply with
the 2005 standards.
4.3.5
Vehicular Movement
The developer is advised to contact the Council’s
There is currently one vehicular access point into the
Highways Development Management Team at an early
site off Secklow Gate which leads into the site via the
stage with regard to its requirements.
surface level car park.
Current policy restricts the amount of required parking
No other vehicular entry point into the site are
provided on site as part of a development to 30%, but
encouraged or desirable.
due to the lack of development of peripheral multi-storey
car parks as well as a lack of areas within CMK to
4.3.6
Pedestrian and Cycle Movement
Pedestrian movement around the northern, western and
eastern edges will occur along existing footpaths.
Access across Avebury Boulevard is provided via an
existing underpass and a porte-cochere route. This
route should be retained and entrance(s) to the new
building(s) should wherever possible respond to the
fixed location of the porte-cochere.
Provision should be made for cycle parking and, within
commercial development, facilities for cyclists (changing
rooms, showers, lockers etc.), in order to encourage
greater cycle usage. Proposals should provide as a
minimum the cycle parking standards adopted by Milton
Keynes Council.
4.3.7
Parking
Car parking requirements will normally be in accordance
with Milton Keynes Council’s Parking Standards.
build new surface level parking, this is not viewed as a
practical way forward in terms of the provision of a new
development’s car parking.
A development’s parking requirement will therefore
normally be provided within the development site, or
where this is not possible, it will be provided elsewhere
in an agreed location at the developer’s expense.
If surface level parking is provided on the site, it should
be internalised or located at the southern end adjacent
to the Premier Inn. It certainly should not occupy any
of the Avebury or Secklow Gate frontage as this would
accentuate a car-dominated CMK.
Access to and the location of any parking for the
development should not furthermore undermine the
existing amenity of residents along South 10th Street.
If MSCPs are part of the development and are visible
form the public realm, care needs to be taken to ensure
that they are a piece of architecture in their own right,
contributing to the overall quality of the development.
19
4.3.8
Detailed Design Appearance
route through the site from the porte-cochere. However,
there should be an entrance to the building or a facade
Buildings must be of exceptional contemporary design
feature that addresses this pedestrian crossing point.
quality, should enhance their surroundings and be
constructed from high quality, durable materials. The
Council’s Local Plan Policy D4 and its supplementary
4.3.9
Landscaping
Sustainable Construction SPD furthermore sets
sustainability standards that will have to be considered
There is existing street tree planting along the site’s
as part of the overall design process.
three frontages to the public realm. Any of these
trees that need to be removed should be replaced.
Particular attention should be paid to the Avebury
Elsewhere, the street trees will be retained, and any
Boulevard and Secklow Gate frontages, which occupy
existing gaps filled.
key locations in terms of portraying the image of Milton
Keynes as a modern, innovative and 21st century city.
4.3.10 Safety and Security
New buildings need to be carefully integrated with the
existing porte-cochere on Avebury Boulevard. This
The developer must consult with the Crime Prevention
does not mean the continuation of the public pedestrian
Design Advisor (CPDA) at an early stage in the design
process: initially, regarding design and layout and
subsequently, regarding any additional physical security
or community safety requirements.
Most importantly, the layout of the development should
avoid the creation of areas of public realm that are
‘leftover’ and not overlooked by any development,
as they can become areas of anti-social behaviour.
Furthermore, there should be no ambiguous space in
terms of ownership.
Developers should contact Brian Rodger 01908 257991
[email protected] to discuss safety
and security issues.
Integrated Parking Structure: Vizion development
4.3.11 Public Art
Any potential redevelopment should include an element
of public art, in line with the Council’s policy.
20
4.4
Development Requirements
part of the Council’s planning policy on sustainable
construction. The policy currently requires a minimum of
4.4.1
Servicing, Waste and Utilities
10% of carbon dioxide emissions from the development
to be offset specifically through the use of low/carbon
The layout and design of the building(s) should
accommodate requirements and access for servicing,
waste storage and collection and utilities equipment.
Methods of dealing with, and integrating servicing, waste
renewable energy technologies; a figure which is
expected to rise to 20% on adoption of the Core
Strategy.
4.4.2
Drainage
storage and collection should reflect the city centre
location and be part of/integrated within the building
Where Anglian Water requires the diversion of, or any
envelope, with no separate enclosures. Service yards
other works to adopted sewers within the site, the
should not dominate any elevation and should avoid
developer is responsible for all works and costs incurred
altogether from occurring along the Avebury Boulevard
in meeting their requirements.
frontage. Servicing and refuse collection should not
either be located in such a way so as to impact on the
The sewers shall be constructed in accordance with the
amentiy of residents along South 10th Street.
current edition of ‘Sewers for Adoption’ irrespective of
their future adoption status.
Utilities equipment - electricity sub-stations, gas
governors, telecoms cabinets - should be located in
accordance with the CMK Handbook for the Public
Realm.
Links into the existing CMK combined heat and power
(CHP) system should be made. CHP is the means
by which the heat produced during the generation of
energy is used to produce hot water for heating. CHP is
most efficient when there is a mix of uses near the plant
that create a balanced need for the heat during the day
and night such as residential, schools, retail and offices.
The CHP system is connected to the mains power grid,
providing additional security of electrical supply.
Connection into the Central Milton Keynes CHP system
will enable the development to fulfil the low
carbon/renewable energy requirement which forms
21
ANNEXURE A: EXISTING UTILITIES
22
23
ANNEXURE B: PLANNING POLICY FRAMEWORK
B.1
NATIONAL PLANNING POLICY FRAMEWORK (NPPF)
2. Ensuring the vitality of town centres
23. Planning policies should be positive, promote
competitive town centre environments and set out
policies for the management and growth of centres
not available. If sufficient edge of centre sites cannot be
identified, set policies for meeting the identified needs in
other accessible locations that are well connected to the
town centre;
over the plan period. In drawing up Local Plans, local
● Set policies for the consideration of proposals for main
planning authorities should:
town centre uses which cannot be accommodated in or
● Recognise town centres as the heart of their
adjacent to town centres;
communities and pursue policies to support their viability
● Recognise that residential development can play an
and vitality;
important role in ensuring the vitality of centres and set
● Define a network and hierarchy of centres that is
resilient to anticipated future economic changes;
● Define the extent of town centres and primary
shopping areas, based on a clear definition of primary
and secondary frontages in designated centres, and set
out policies to encourage residential development on
appropriate sites; and
● Where town centres are in decline, local planning
authorities should plan positively for their future to
encourage economic activity.
policies that make clear which uses will be permitted in
such locations;
● Promote competitive town centres that provide
test to planning applications for main town centre
customer choice and a diverse retail offer and which
uses that are not in an existing centre and are not in
reflect the individuality of town centres;
accordance with an up-to-date Local Plan. They should
● Retain and enhance existing markets and, where
appropriate, re-introduce or create new ones, ensuring
that markets remain attractive and competitive;
require applications for main town centre uses to be
located in town centres, then in edge of centre locations
and only if suitable sites are not available should out of
centre sites be considered. When considering edge of
● Allocate a range of suitable sites to meet the scale
centre and out of centre proposals, preference should
and type of retail leisure, commercial, office, tourism,
be given to accessible sites that are well connected
cultural, community and residential development
to the town centre. Applicants and local planning
needed in town centres. It is important that needs for
authorities should demonstrate flexibility on issues such
retail, leisure, office and other main town centre uses
as format and scale.
are met in full and are not compromised by limited site
availability. Local planning authorities should therefore
undertake an assessment of the need to expand town
centres to ensure a sufficient supply of suitable sites;
● Allocate appropriate edge of centre sites for main
town centre uses that are well connected to the town
centre where suitable and viable town centre sites are
24
24. Local planning authorities should apply a sequential
25. This sequential approach should not be applied to
applications for small scale rural offices or other small
scale rural development.
26. When assessing applications for retail, leisure and
office development outside of town centres, which
are not in accordance with an up-to-date Local Plan,
local planning authorities should require an impact
assessment if the development is over a proportionate,
locally set floorspace threshold (if there is no locally
set threshold, the default threshold is 2,500 sq m).This
should include assessment of:
ultra-low emission vehicles; and
● consider the needs of people with disabilities by all
modes of transport.
● the impact of the proposal on existing, committed and
planned public and private investment in a centre or
7. Requiring good design
centres in the catchment area of the proposal; and
● the impact of the proposal on town centre vitality and
56. The Government attcahes great importnace to
viability, including local consumer choice and trade in
the design of the built environment. Good design is
the town centre and wider area, up to five years from the
indivisible from good planning, and should contribute
time the application is made. For major schemes where
positively to making places better for people.
the full impact will not be realised in five years, the
impact should also be assessed up to ten years from the
time the application is made.
27. Where an application fails to satisfy the sequential
test or is likely to have significant adverse impact on one
or more of the above factors, it should be refused.
57. It is important to plan positively for the achivement
of high quality and inclusive design for all development,
including individual buildings, public and private spaces
and wider area dveelopment schemes.
58. Local and neighbourhood plans should develop
robust and comprehensive policies that set out the
quality of dvelopment that will be expected for the area.
4. Promoting sustainable transport
Such policies should be based on stated objectives
for the future of the area and an understading and
evaluation of its defining characteristices. Planning
35. Plans should protect and exploit opportunities
policies and decisions should aim to ensure that
foir the use of sustainable transport modes for
developments:
the movement of goods or people. Therefore,
developments should be located and designed where
practical to:
● accommodate the efficient delivery of goods and
supplies;
● give priority to pedestrian and cycle movements, and
have access to high quality public transport facilities;
● will function well and add to the overall quality of the
area, not just for the short term but over the lifetime of
the development;
● establish a strong sense of place, using streetscapes
and buildings to create attractive and comfortable places
to live, work and visit;
● optimise the potential of the site to accommodate
● create safe and secure layouts which minimise
development, create and sustain an appropriate mix
conflicts between traffic and cyclists or pedestrians,
of uses (including incorporation of green and other
avoiding street clutter and where appropriate
public space as part of developments) and support local
establishing home zones;;
facilities and transport networks;
● incorporate facilities for charging plug-in and other
25
● respond to local character and history, and reflect the
identity of local surroundings and materials, while not
preventing or discouraging appropriate innovation;
● create safe and accessible environemnts where crime
and disorder, and the fear of crime, do not undermine
quality of life or community cohesion; and
● are visually attractive as a result of good architecture
and appropriate landscaping.
8. Promoting healthy communities
23. The planning system can play an importnat role
in facilitating social interaction and creating healthy,
inclusive communities. Local planning authorities
should create a shared vision with communities of the
residential environment and facilities they wish to see.
To support this, local planning authorities should aim to
involve all sections of the community in the development
of Local Plans and in planning decisions, and should
facilitate neighbourhood planning. Planning policies and
decisions, in turn, should aim to achieve places which
promote:
● opportunities for meetings between members of
the community who might not otherwise come into
contact with each other, including through mixed-use
developments, strong neighbourhood cnetres and active
street frontages which bring together those who work,
live and play in the vicinity;● safe and accessible environemnts where crime and
disorder, and the fear of crime, do not undermine qulaity
of life or community cohesion; and
● safe and accessible developments, containing clear
and legible pedestrian routes, and high quality public
space, which encourage the active and continual use of
public areas.
26
27
B.2 MILTON KEYNES LOCAL PLAN (2005)
The following are considered to be the relevant planning policies from the Milton Keynes Local
Plan 2001- 2011.
Strategic Policies
Elsewhere in CMK, with exception of block C4.1, retail
development will be small scale and generally part of
CENTRAL MILTON KEYNES
mixed shopping, office, leisure and housing schemes.
POLICY S5
Strategic Policy S5 (for Central Milton Keynes) identifies
POLICY CC2
that within the Local Plan period; CMK will continue to
develop as an emerging regional centre and a focus
Planning permission for significant additional retail
for retail, commercial and cultural development within
floorspace in CMK will only be permitted if the Council is
the City. This policy identifies that the key objectives for
satisfied that:
CMK are to:(i)
(ii)
(iii)
(iv)
(i)
Sufficient retail expenditure exists within the
Achieve a broader mix of uses within a finer
Milton Keynes catchment area to support
grain of development, incorporating a high
the proposed additional retail floorspace in a
standard of design.
sustainable manner, and,
Promote a higher density of development
(ii)
The proposed development would not
leading to a greater intensity of activity
materially affect the vitality and viability of any
supporting and supported by high quality public
District or Town Centres, including those in
transport.
towns outside the Council’s area
Reduce the influence of the car in the design
and layout of the area
OFFICE DEVELOPMENT
Encourage walking, cycling, and the use of
POLICY CC5
public transport for people travelling to, from,
and within the area with walking the first priority
within CMK
(v)
Integrate different facilities and quarters within
the centre.
The Council will seek to maintain the role of Central
Milton Keynes as the main office centre in the Borough.
Within CMK, planning permission for new office
developments will be granted on sites allocated on the
Proposals Map provided the minimum plot ratio of the
Central Milton Keynes
development is 2.5:1 except in the following locations
where the minimum plot ration will be 3.5:1
SHOPPING
POLICY CC1
Within CMK, the main shopping area is between
Silbury Boulevard, Avebury Boulevard, Saxon Gate and
Marlborough Gate.
28
(i)
Station Square
(ii)
Sites fronting or adjacent to Midsummer
Boulevard
(ii)
Any other locations identified in Supplementary
Planning Guidance.
be provided mainly in multi-storey car parks,
KEY TRANSPORT PRINCIPLES
with limited provision on street or within new
POLICY CC7a
New development in CMK should reflect the following
development
(ii)
provision does not prejudice the implementation
access and transport principles:
(i)
(ii)
of public transport proposals serving CMK
Create a critical mass of new development and
residential population to encourage walking
New parking provision will be phased so that its
(iii)
Off-street car (including integral garages,
and cycling, supporting and supported by high
surface parking or multi-storey car parks) should
quality public transport.
be located within development blocks and not
on street frontages
Protect existing and proposed transport routes,
including routes into CMK
(iii)
Reallocate existing highway space in CMK
DESIGN AND LAYOUT
to create a safe, integrated and inclusive public
POLICY CC8
realm, which connects existing and proposed
areas of public open space and centres of
activity and encourages pedestrian movement
and activity
(iv)
high standard of design and be based upon a thorough
analysis of the physical context and constraints of the
Improve interchange between pedestrians,
site. Development proposals should:
cycles, buses, trains and cars and develop
(i)
Create a high density built form with a broader
existing and proposed key transport interchange
mix of uses both horizontally and vertically,
points at Lower Ninth Street /Midsummer
within a finer grain of development.
Boulevard, Station Square and by the Theatre/
Xscape buildings.
(v)
All development proposals in CMK should achieve a
(ii)
reducing the area used for roads and parking
Provide for the parking needs of business, retail,
residents and other visitors consistent with
maximum parking standards
Maximise development opportunities by
within boulevards, gates and streets.
(iii)
Make a positive contribution to the public realm,
including provision or improvement of open
space
KEY PRINCIPLES FOR PARKING
(iv)
POLICY CC7C
Development proposals in CMK should meet the
following parking requirements:
(i)
Where development on land currently used for
car parking occurs alternative parking should
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.
29
(vi)
Minimise the visual impact of private vehicles,
(vii)
parking and servicing areas on the quality of the
streetscape
(vii)
Pay attention to detail in terms of lighting, sign
Be designed to be adaptable for a range of
different uses
These are the design policies specific to Central Milton
Keynes that aim to guide development in this location.
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
PLANNING OBLIGATIONS IN CMK
POLICY CC10
how the above criteria and any relevant Supplementary
The design and provision of new development will
Planning Guidance for the proposal have been taken
be expected to help achieve the strategic goals and
into account should accompany planning applications.
principles of the CMK Development Framework. The
Council will seek the following improvements as part of
DESIGN OF NEW BUILDINGS
POLICY CC9
any development proposals in CMK:
(i)
cultural infrastructure required to support the
realisation of the CMK Development Framework
New buildings should:
(i)
Incorporate covered walkways on the frontages
of all buildings facing Gates and Boulevards and
and other policies in the Local Plan.
(ii)
Improvements to, and provision of, community
facilities including meeting places, education
provide sheltered pedestrian routes from multi-
and childcare, healthcare and recreational
storey car parks to Midsummer Boulevard (“The
facilities.
City Spine”)
(iii)
Support for innovation and enterprise including
(ii)
Use a high standard of facing materials.
(iii)
Interact with and contribute positively to
to develop the skills of the resident workforce
their surroundings at street level, encourage
and help sections of the community that are
pedestrian activity, and contribute to a sense of
disadvantaged in the labour market.
place and vitality.
(iv)
Improvements to the pedestrian environment,
cycleways, public transport system
infrastructure and highways.
(v)
Financial contributions towards the provision of
new or improved public transport services and
Comply with Policy D4: Sustainable
Construction
(vi)
(iv)
six storeys with taller buildings in prominent
a minimum height of 3 storeys
(v)
training facilities and other projects that help
Generally, have a minimum height of five to
locations . Residential development should have
30
Contributions to the economic, social and
car parking, including multi-storey provision.
(vi)
Provision for the remodelling or upgrading of
Be designed to maximise the use of natural
existing CMK infrastructure, including utilities,
lighting, and ventilation and solar gain
communications and other services.
(vi)
(viii)
(ix)
Provision for the remodelling or upgrading of
(iii)
Create new Civic and Community buildings and
existing CMK infrastructure, including utilities,
development with active ground floor frontages
communications and other services.
around Civic Square.
Provision for new or improved public realm
(iv)
Ensure that the design and layout of
including public open space, leisure and
development around the Midsummer
recreation facilities in accordance with
Boulevard and Marlborough Gate junction
the standards in Appendix L3. Where it is
does not prejudice the introduction of an
undesirable or inappropriate to meet these
enhanced bridge link into Campbell Park and
standards on site, contributions will be sought
reconfiguration of engineering infrastructure in
towards provision elsewhere.
this area
30% of new housing proposed within the
(v)
category of affordable housing.
fronting Campbell Park should support the
creation of a new skyline with high quality,
The list is not exhaustive and further guidance to
distinctive buildings.
developers on detailed requirements will be contained in
Supplementary Planning Guidance, including Quarters
Development with an aspect or elevation
(vi)
Create a new public open space, enclosed by
Plans and Design, Development and Implementation
development, between Midsummer Boulevard
Briefs.
and the bridge to Campbell Park.
(vii)
New residential accommodation should be
CITY CORE QUARTER
developed at a net density of 175-275 dwellings
POLICY CC13
per hectare as part of mixed use schemes.
If the redevelopment of the Food Centre occurs during
The City Core will be promoted as the main destination
the currency of this Local Plan, redevelopment should
within CMK and a broad mix of uses will be encouraged
achieve a broader mix of uses and promote a higher
including shopping, entertainment, residential, hotels,
density of development. It should be integrated with the
cultural and civic uses. The design and layout of new
Theatre District to improve east-west linkages south of
development should reflect the following principles:
Midsummer Boulevard.
(i)
Integrate existing and proposed development
by breaking down the development block
BLOCK D4
structure and reducing the physical separation
POLICY CC18
between buildings
(ii)
Create a new Civic Square and market area
The design and layout of new development of Block
(following the removal of the Secklow Gate
D4 in the City Core quarter should reflect the following
Road Bridge over Midsummer Boulevard) to
principles:
act as a focal point within CMK
(i)
Increase the residential community, by
31
developing new residential accommodation at a
(iv)
other emission to air, water or land
net density of 100-175 dwellings per hectare
(ii)
Provide new community facilities and local
(v)
important built and natural features and wildlife
Include a mix of residential, office and
habitats
entertainment uses in any redevelopment of the
eastern part of Block D4
(iv)
Improve pedestrian routes into Fishermead
(v)
The undeveloped site to the rear of Saxon
Physical damage to the site and neighbouring
property including statutorily protected and other
shops
(iii)
Unacceptable pollution by noise, smell, light or
(vi)
Inadequate access to, and vehicle movement
within, the site.
Court (Block D4.1 south) should be developed
DESIGN OF BUILDINGS
as a residential and commercial landmark
POLICY D2
building to mark this prominent entrance to
CMK. Development of this site should be
Development proposals for buildings will be refused
designed to integrate with the redevelopment of
unless they:
Saxon Court.
(i)
Are in scale with other buildings in the
immediate vicinity in terms of their height and
massing, except where a greater scale is
Design
necessary to reflect the development’s function
and importance
IMPACT OF DEVELOPMENT PROPOSALS
ON LOCALITY
POLICY D1
(ii)
environment.
(iii)
Provide access for those with impaired mobility
(iv)
Allows for visual interest through the careful
use of detailing, where this is appropriate to the
Planning permission will be refused for development
character of the area
that would be harmful for any of the following reasons:
(i)
Additional traffic generation which would over
(v)
(ii)
Include landscaping and boundary treatments
that integrate with those of the surrounding area
load the existing road network or cause undue
disturbance, noise or fumes
Relate well to and enhance the surrounding
(vi)
Have regard to the need to design layout and
Inadequate drainage, which would adversely
screening in the interests of the prevention of
affect surface water disposal, including flood
crime and the surveillance of the public realm
control, or overload the existing foul drainage
system
(iii)
32
The extension of existing buildings will only be permitted
An unacceptable visual intrusion or loss of
providing the scale of the proposed extension does not
privacy, sunlight and daylight
detract from the character of the original building.
URBAN DESIGN ASPECTS OF NEW
DEVELOPMENT
POLICY D2A
SUSTAINABLE CONSTRUCTION
POLICY D4
All new development exceeding 5 dwellings (in the
Development proposals will be refused unless they meet
case of residential development) or incorporating gross
the following objectives:
floorspace in excess of 1000 sq m (in the case of other
(i)
Character in townscape and landscape by
development) will be required to include the following:
identifying and reinforcing better quality and
(i)
(ii)
locally distinctive design elements
buildings’ orientation to maximize sunlighting
Continuity of street frontage and enclosure of
and daylighting, avoidance of overshadowing,
space by clearly defining public and private
passive ventilation;
areas and locating main building entrances on
(ii)
the street
(iii)
Quality public realm consisting of spaces and
external wall surface extent and exposure;
(iii)
related to and overlooked by buildings providing
performance;
(iv)
Ease of movement by creating places that
are permeable and well connected with safe,
devices;
(v)
recycling
priority to walking, cycling and public transport
(vi)
Adaptability of buildings and spaces, capable
to use by a range of activities in response to
changing conditions
(vii)
Significant use of building materials that are
renewable or recycled;
junctions and landmarks to help people to find
their way around
Sustainable urban drainage systems, including
rainwater and waste water collection and
attractive, convenient routes along streets giving
Legibility by providing recognisable streets,
Renewable energy production e.g. external
solar collectors, wind turbines or photovoltaic
vehicles not being visually dominant
(vi)
Landscape or planting design to optimise
screening and individual buildings’ thermal
uses along main streets and with parked
(v)
Grouped building forms in order to minimize the
streets that are accessible, attractive, well
natural surveillance, with active ground floor
(iv)
Energy efficiency by siting, design, layout and
(vii)
Waste reduction and recycling measures;
(viii)
Carbon neutrality or financial contributions to a
carbon offset fund to enable carbon emissions
to be offset elsewhere.
Variety of layout, building form, use and tenure
through the site.
33
Transport
Planning Obligations
TRAFFIC
PERCENT FOR ART
POLICY T10
POLICY P04
Planning permission will be refused for development if it
would be likely to generate motor traffic:
Where new development is proposed, developers are
(i)
Exceeding the environmental or highway
encouraged to allocate at least 1% of the capital cost of
capacity of the local road network; or
a development towards the incorporation of public works
(ii)
Causing significant disturbance, noise, pollution
or risk of accidents.
PARKING PROVISION
POLICY T15
of art that enhance the appearance of the development
Retail
CAR-RELATED RETAIL USES
POLICY R3
Development proposals should meet the following
Proposals for car showroom, servicing and other car-
vehicle parking requirements:
related retail uses will be permitted only in the following
(i)
locations: CMK (except for car servicing)
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.
34
Leisure and Recreation
ARTS, ENTERTAINMENT AND
COMMERCIAL LEISURE FACILITIES
POLICY L9
New facilities for arts, entertainment, tourism and
commercial leisure should be located in CMK or other
town or district centres accessible by public transport.
B.3 MILTON KEYNES COUNCIL CORE STRATEGY
CORE STRATEGY SUBMISSION VERSION
(OCTOBER 2010)
7
Provide more pedestrian-friendly routes and
spaces between new and existing buildings and
public areas
CENTRAL MILTON KEYNES
8
Improve integration between the facilities and
defined quarters of the area
Policy CS 7
9
Accommodate the expansion needs of tertiary
Central Milton Keynes is a modern and carefully planned
Higher Education such as the University Centre
new city centre. It will retain and enhance its role as a
Milton Keynes (UCMK)
sub-regional centre and the city’s focus for retail, office,
hotel, leisure and cultural development, together with
10
Offer an attractive urban living environment for
the residents of current and future dwellings
new housing and related facilities.
The key objectives for Central Milton Keynes are to:
1
Achieve higher quality buildings and spaces
around them, with greater attention to human
scale and more detail and variety of uses within
proposals
2
Promote a higher density of development in
appropriate locations
3
Achieve growing visitor numbers from outside
the city to further enhance CMK’s status as a
regional and national destination for shopping,
culture and leisure
4
Offer a range of travel options which collectively
will support an increase in visitor numbers to
the city centre and increased average travel
distances
5
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
6
Encourage greater access to and within the
area by walking, cycling and public transport
35
performance in the layout and orientation of
Ensuring High Quality,
Well Designed Places
Policy CS 13
buildings and neighbourhoods
•
Provide sustainable and strategic surface water
drainage as part of a network of multi-purpose
Character of Place
open spaces
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
orientation, particularly from the grid road and
which it is located.
redway networks
All new development must be based on a thorough site
•
Provide a range of housing densities with
appraisal and be sensitive to its context. New housing
more high density in Central Milton Keynes
should be of an appropriate density for the area in which
and close to good public transport nodes, with
it is located.
lower densities elsewhere, to contribute towards
variety in visual appearance and create diverse,
Where there is no clear character on the site or
sustainable neighbourhood
surrounding area, new development must be designed
to create a distinctive sense of place by using existing
•
appearance of buildings.
Effectively integrate the Council’s car parking
standards into the layout of new developments
site features, the layout of the development, and the
•
Redways (another unique element of MK)
Design of Place
should be built within the landscape corridor of
To ensure high design quality, all new developments
all new grid roads, as well as elsewhere within
should:
new developments
•
•
•
appropriate use of planting on streets and in
principles in By Design, Manual for Streets and
public open spaces, and respecting the existing
Safer Places, or future best practice guidance
landscaped grid road corridors.
Champion new approaches to sustainable
concept of the grid, so that everyone lives
within walking distance of a viable bus route,
local shops and other day-to-day facilities
•
Provide a choice of contemporary, innovative,
exemplar architecture that reflects Milton
Keynes’ reputation as an ambitious, forwardthinking, innovative 21st Century city
•
Continue the green character of the city through
Comply with best practice urban design
urban form and structure, which build on the
36
Provide visual landmarks to help with
Integrate energy efficiency and solar
Planning and Transport
Milton Keynes Council
Civic Offices
1 Saxon Gate East
Milton Keynes, MK9 3EJ
T
+44 (0) 1908 252708
F
+44 (0) 1908 252329
E
[email protected]
Available in audio, large print,
braille and other languages
01908 254836

Wyevale Site

Transcription

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