06/00379/OUT
RESIDENTIAL DEVELOPMENT (OUTLINE)
AT Land To Rear of, 90 East Street, Olney
FOR MRS D MYNARD & MRS S MUNDAY
INTRODUCTION
The application site is about 0.68 ha in size and consists mainly of two deep
and narrow strips of land to the rear of Nos. 90 and 92 on the east side of
East Street. The site, which is currently vacant, is an overgrown parcel of
land, roughly rectangular in shape and measures about 135m x 50m. To the
north of the site is the Youth Club and an open recreational grassed area. The
site includes a narrow strip of this open recreational grassed area to provide
vehicular access from Austen Avenue. To the south of the site is the
clubhouse of the Rugby Club and a large car park serving the East Street
recreation area as a whole.
The site is approximately 0.68 hectares and allocated in the Milton Keynes
Local Plan for residential development (OY4) with a capacity of 26 dwellings
@ 35 dwellings per ha net). It is located within the settlement limits of the
Olney as identified on the proposals map of the Local Plan.
The key principles of development of OY4 are:
(i)
(ii)
(iii)
(iv)
(v)
(vi)
(vii)
There should be one point of vehicular access from Austen Avenue,
with an emergency vehicle access onto East Street
A footpath and cycle link should be provided through the development
to East Street and to Austen Avenue
The scheme should make financial contributions towards the upgrading
of secondary schools in the area
The scheme should make financial contributions towards new or
improved leisure / recreation and community facilities in the town
There should be boundary planting along the western edge of the
access road
A financial contribution should be made towards traffic calming at the
Austen Avenue/East Street junction
The development should provide 30% affordable housing.
CURRENT APPLICATION
Outline permission is sought for residential development of the site with all
matters reserved for later approval. The submitted plan shows that access to
the site would be taken from Austen Avenue via a 10m wide strip of land at
the Youth Club. The applicant has submitted an illustrative plan to show an
emergency access, cycle and pedestrian way between the Fire Station and
number 96 East Street. The plan is been considered by the Highway Officer
response will be reported to the Committee.
PLANNING HISTORY
00/00089/FUL - Withdrawn - erection of five detached dwellings, garages and
associated access.
00/01321/FUL - Refusal of erection of five dwelling houses and double
garages.
04/02175/OUT - Withdrawn - Residential development (Outline).
05/01016/OUT - Outline application for residential development (Extant
appeal for non-determination of the application).
RELEVANT PLANNING POLICIES
The most relevant policies within the Adopted Local Plan are:
S7 (Key Settlements)
OY4 (New Housing Site - Land off Austen Avenue)
D1 (Impact of Proposals on Locality)
D2 (Design of Buildings)
D2A (Design of New Development)
D4 (Sustainable Construction)
H8 (Density)
T15 (Parking Provision)
P01 and PO2 (Planning Obligations - General Policies)
Government Policy
PPG3 (Housing)
PPG13 (Transport)
MAIN ISSUES
1. The principle of residential development and compliance with the recently
adopted Local Plan.
2. Planning Gain: - Whether the proposed levels of contributions are
acceptable.
CONSULTATIONS AND REPRESENTATIONS
Highway Officer - Commented that a pedestrian/cycle link should be provided
from the southwest corner of the site onto East Street, which could also be
used as an emergency access. Furthermore, the eastern radius of the
proposed junction should be clear of the western radius to the pumping
station access, therefore the proposed access would require a slight
amendment.
Chief Environmental Health Officer - No objection subject to recommended
conditions in relation to ground contamination and survey.
Archaeological Officer - No objection subject to recommended conditions
Housing Development Officer - Commented that the proposed development
would require the provision of affordable housing as specified in the Milton
Keynes Local Plan 2001 - 2011.
Urban Design Officer - No objection
Olney Town Council - Commented that the proposed development adjacent to
the Rugby Club and the Youth Centre, which have been in existence for many
years, would lead to complaints from the new residents. There is also noise
from the sewerage pumping station. If Milton Keynes Council sells the strip of
at the rear of Olney Youth Centre so this development can access into Austen
Avenue it is hoped that the Olney Youth Centre will benefit considerably from
the proceeds of the sale.
Twelve letters have been received to date from the occupiers of nearby
residential properties objecting to the application on the grounds that: (1) The proposal would have an adverse impact on road safety within East
Street generally and more specifically at the point of access from Austen
Avenue.
(2) Severe traffic congestion due to additional vehicles from the development.
(3) The proposal would lead an to increase in noise and general disturbance
and nuisance to the neighbouring residential occupiers.
(4) Austen Avenue and East Street are not well suited for the increased
volume of traffic that would result from the proposed development.
(5) The land has in the past been used for the stabling of horses and there
continues to be a good demand for land for this purpose.
(6) The site would be prevented from being developed for recreation purposes
or an expansion of the already heavily utilized adjacent car park, which at
peak times cannot cope with demand resulting in on street parking in East
Street.
(7) East Street is already congested by through traffic and parked vehicle with
the result that access for emergency services would be compromised.
(8) Any development would need to provide adequate of-site car parking and
adequate access and turning space for emergency vehicles and delivery
lorries.
(9) The proposed access would create further problems to the currently
inadequate sewerage system in the area resulting in possible blockages in the
system and high costs of maintenance.
CONSIDERATIONS
The Principle of Development
The site is allocated in the Milton Keynes Local Plan (Adopted December
2005) for residential development (OY4) with a capacity of 26 dwellings @ 35
dwellings per ha net). Furthermore, the site is located within the settlement
limits of Olney as identified on the proposals map of the Local Plan.
Accordingly there is no objection in principle to residential development of the
site.
Notwithstanding the above, the current application fails to accord with the first
two key principles of development for this site because it does not include the
land required to provide an emergency access and a footpath and cycle link to
East Street between Monkswell House and No. 90 East Street. The provision
of an emergency access and a footpath and cycle link to East Street between
the Fire Station and No 96 East Street as currently suggested by the
applicant's agent may not be acceptable and, in any event, should be the
subject of further consultations with the Town Council and local residents.
Moreover, any decision on the current application which does not fully accord
with the Site OY4 Policy in the Local Plan could significantly prejudice the
Council's case in respect of the informal hearing arranged for 31 May 2006
with regard to refused planning application No. 05/1016/OUT; the case for
which is strongly focussed upon the argument that development should not be
permitted which is contrary to a very recently adopted local plan. In the
circumstances, it is advised that the current application be deferred for further
negotiations regarding the provision of an emergency access and a footpath
and cycle link to East Street.
Planning Gain
Negotiations are currently ongoing with regard to contributions towards
provision for physical and social infrastructure improvements pursuant to
Policies OY4, PO1 and PO2 of the adopted Milton Keynes Local Plan. The
details of the package of obligations that are being negotiated are listed
below: 1.
2.
3.
4.
The provision of 30% affordable housing (minimum total of 8
dwellings);
Financial contribution towards the upgrading of secondary schools in
the area;
Financial contribution towards new or improved leisure / recreation and
community facilities in the town;
Financial contribution towards traffic calming at the Austen
Avenue/East Street junction.
In addition to the above, there is also a need for negotiations to take place
with regard to sustainable construction in accordance with Policy D4.
RECOMMENDATION
It is recommended that the application be deferred for further negotiations
regarding the provision of an emergency access and a footpath and cycle link
to East Street, sustainable construction and provision for improvements to
infrastructure and community facilities.