Agenda Item 5b External Scrutiny Panel

Tuesday, 4th November 2008 Milton Keynes Partnership Committee Development of Highway Design Codes for the Western Expansion Area (WEA) This briefing note aims to demonstrate the dialogue between officers of Milton Keynes Partnership Development Control, the UDA Placemaking Group (PG), and the developer’s representative, Paul Drew Design (PPD). The Highway Design Codes are required to provide a design-led approach to the robust access and movement context for the WEA which will ensure that all the completed development is well integrated and each parcel is well connected to the whole and the rest of the city. The Codes were drafted by the developer, submitted to scrutiny by Placemaking, assessed by MKP Development Control and, finally, considered and approved by MKP Planning Sub committee. A record of the dialogue with the Placemaking Group is kept in the form of a spreadsheet which sets out the PG comments, author’s response and the level of flexibility on the particular point; this effectively sets the agenda for the meeting. These comments relate to the draft of September 2007 and were recorded at the PG meeting of 14 in November 2007. The final version of the Highway Design Codes for the WEA was adopted in September 2008. Except for Illustration 1, each of the Illustrations below consists of two parts: the Draft Version of 2 pages followed by the Approved Version, also of 2 pages. Illustration Number 1:

Page Placemaking Group Comment PDD Comments Action Status

Section 1.6 The whole of the Watling Street (V4) corridor should be included in this section. Agreed amend ■

1. Sometimes changes are straightforward: there was no illustration of the Watling Street corridor in the draft and it is now in the adopted version. The illustration at number 1 is from page 38 of the adopted Code and is in line with current outline planning consent for this area at 24th October 2008.

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The Watling Street Corridor

The “existing strategic road” of Watling Street is to undergo significant changes including the construction of new junctions into area 10 of the Fairfield development, and a new Redway. This plan illustrates the layout of this road, including the landscaping along its edges

2.6 Watling Street

New buffer planting of not less than 10m integrated into other soft landscape features

Development blocks of the new Fairfield neighbourhood

Widening of Watling Street to accommodate left-turn and right turn lanes

Existing buffer planting

New Redway for full length of Watling Street on south side

Development blocks of the Two Mile Ash

neighbourhood

Farmhouse preserved in- situ

Bus stopNew junction arrangement including the removal of mini roundabouts

Existing Redway on north side of Watling Street

Illustrated are the broad parameters for the design of the area. It is an indicative sketch layout subject to detailed technical resolution and approval by MKC.

Illustration Number 2:

Page Placemaking Group Comment PDD Comments Action Status

Area 10 : Special &

Memorable Places

Lady Margery Neighbourhood The plan indicates far too much rear parking. As a result, the courtyards are far too big and insecure. Parking will be remote from dwellings and the presence of multiple access points will further reduce the likelihood of the parking being used. There also appear to be extensive sections of hard-paved area to the fronts of buildings

A revised graphic style will be tested Discuss ■

2a. Many comments relate to the clarity, or otherwise, of the illustrations used. The revised style of the approved version places appropriate emphasis on the relationship of development to the street and leaves the detail of each block to be informed by the residential design codes which are still to come and addressed in the reserved matters applications. The Lady Margery Neighbourhood is just to the east of the commercial centre. 2b. A key issue for stakeholders over the past two years has been the level of detail in illustrations and inclusion of mandatory and discretionary elements. Although these Codes inform the detailed design which is yet to come, opportunity was taken to include more information about what is required to be provided, especially in respect of open space and landscape. The approved version includes this information and the more detailed footpath layout in the approved version indicates where certain items could be effectively located. Captions have been added to the photographs in the Approved Version to indicate the example they depict.

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1.5 Special and memorable places: 2. Lady Margery Neighbourhood

This character area lies between the eastern part of the City Street, the Town Centre, and the Brook Corridor. It is linked to both Watling Street and the Calverton Green neighbourhood by mature hedgerows both of which will form integral parts of the neighbourhood’s specific street character.

At the core of this distinct neighbourhood will be the special and memorable character of the open space of Lady Margery’s Gorse, intended to provide an attractive, stimulating and relaxing place for people to enjoy. This area will combine woodland and meadow in a way that balances its ecological role with the provision of amenities such as informal recreation space and woodland paths. These winding paths, along with open grass ways, will form the structure of a soft landscape design, intended to incorporate clearings and seating. As detailed in the landscape report, the woodlands will be planted in a ‘tiered’ approach, with woodland trees, shrubs and grassland. The informal character this will create is intended to continue across the open space, but will be varied along the western edge where a formal landscape is envisaged to compliment the mixed – use frontage of the town centre.

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1.5 Special and memorable places: 2. Lady Margery Neighbourhood

Design Priorities

Retain Lady Margery’s Gorse as a distinct landscape feature

Enclose the open space with town centre uses on western flank, while ensuring morning light levels,

Provide a mix of informal recreation space and meadow with brush

Separate from the City Street on two sides by urban blocks

Provide Green Corridors leading north

Provide a gentle incline towards the north and the Brook corridor

Accomodate the diverse mix of age groups using the open space as a result of the higher proportion of apartments

Ensure this area adds to the town centre’s enjoyment and diversity of environments through close association

Design to incorporate hedgerows as part of the street character

Ensure a high proportion of frontages to the open space have good solar aspect through the day

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1.4 Special and Memorable Places: 2. Lady Margery’s Neighbourhood

This character area lies between the eastern part of the City Street, the Town Centre, and the Brook Corridor. It is linked to both Watling Street and the Calverton Green neighbourhood by mature hedgerows which will form integral parts of the neighbourhood’s specific street character.

At the core of this distinct neighbourhood will be the special and memorable character of the open space of Lady Margery’s Gorse. This existing site feature will be retained and enhanced in order to provide an attractive, stimulating, and relaxing place for people to enjoy. This area will combine woodland and meadow in a way that balances its ecological role with the provision of amenities such as informal recreation space and woodland paths. These winding paths, along with open grass ways, will form the structure of a soft landscape design, intended to incorporate clearings and seating. As detailed in the Landscape and Public Realm Strategy by Capita Lovejoy, the woodlands will be planted in a ‘tiered’ approach incorporating woodland trees, shrubs and grassland. The informal character this will create is intended to continue across the open space, but will be varied along the western edge where a formal landscape is envisaged to compliment the mixed - use frontage of the Town Centre.

Integration of mowed and growing meadow grass areas The meadow will be exploited as outlook for houses

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1.4 Special and Memorable Places: 2. Lady Margery’s Neighbourhood

Design Priorities

This indicative layout, and the following scoping exercise cover the required broad principles that will underlie further development of the Lady Margery’s Neighbourhood. Further detail is provided in the mandatory section of this Code, and will be provided in the mandatory elements in the future residential Design Codes.

Retain this Distinct Landscape Feature Through the design and landscaping of this neighbourhood, the existing

feature of Lady Margery’s Gorse will be retained and enhanced. This space will provide a mix of informal recreation space and meadow with

brush. A significant existing feature to be exploited is the gentle incline towards the

north and the Brook Corridor. In addition, the design of this area will incorporate existing hedgerows as part

of the street character.

Celebrate the Relationship between this Neighbourhood and the Town Centre The close association of Lady Margery’s Neighbourhood to the Town Centre

will be mutually beneficial. While the tranquil nature of this neighbourhood will add to the diversity and enjoyment of the Town Centre, the western flank of Lady Margery’s Gorse will be enclosed with town centre uses. The detailed design of this western flank will require careful consideration in order to avoid restriction of morning light levels in the open space. Indeed, a general design principle throughout this neighbourhood should be to ensure a high proportion of frontages to the open space have good solar aspect through the day.

The tranquillity of Lady Margery’s Gorse itself will be retained by separating it from the two passing City Streets by the width of an urban block.

Accommodate a Diverse Mix of Age Groups As a result of close proximity to the Town Centre, large open space, and the proposed higher proportion of apartments in this neighbourhood, subsequent design will need to take account of the potential diversity in age groups.

Link to the Rest of the Development The provision of green corridors, exploiting existing hedgerows, leading north

from Lady Margery’s Gorse will ensure that the distinctive character of the open space will be well integrated into, and accessible from, the rest of the neighbourhood.

AFor landscape detail of Lady Margery’s Gorse see Landscape and Public Realm Strategy by Capita Lovejoy

BPromenade frontage to Lady Margery’s Gorse with service access only

CNo connection of minor streets to City Street

DBlockwork junction details at threshold to Residential and Community Streets

E2-way Edge Street

F4m wide Redway (including wobble strips) passing through neighbourhood. Refer to 2.2 The Cycling Network and 3.3 Movement Specification within Special and Memorable Places for detail

GPedestrian cross link between retail quarter and leisure quarter

HLocal play area of 400 sqm active play set a minimum of 20m away from dwelling frontages

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Illustration Number 3:

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11 and others

All photos need to be carefully considered as may actually give off a negative message. For example Bottom right photo – can’t tell that this is overlooked Bottom left – this is a private drive There are probably too many irrelevant photos included and the Paul Newman housing one in Broughton overlooking the wetland is significantly overused

Disagree. If you search for negatives you will always find them. The Paul Newman photos are my personal record as I did the masterplan and design code for EP when I was at JTP and it works in PPD terms

leave ■

12 I now notice that the Special and Memorable Places have been blurred on the their edges. While this was previously agreed to there are two problems with this approach – they now cover just about the whole of Area 10 and secondly, surely the ‘epicentre’ needs to be made clear

It was intended to be a general graphic in order to inform the masterplan. The key will be to define the 'zone of influence' and the spread of quality or bespoke design

Discuss ■

3. Illustrations are often the cause of much discussion especially if they are open to a range of interpretation. The author justified his choice of photographs and it was agreed that these should remain but that explanation for their inclusion should be given. The criticism about the diagram depicting memorable places was accepted as valid and improvements were made. Captions have been added to the photographs in the Approved Version to indicate the example they depict.

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Fairfield (WEA) will be Milton Keynes’ newest community. It will be a memorable development with a strong sense of place, respecting the site’s natural assets while creating a sequence of welcoming new settings for life. These neighbourhoods will each have their own distinctive sense of identity which together will make the new community special.

Creating a strong sense of place is a key ambition for Fairfield, and the successful realisation of neighbourhoods with special and memorable characteristics will play an essential part in this. Such areas will:

• Allow the new community at Fairfield to grow and develop its own identity. • Help the new community to understand how its neighbourhoods fit into the wider context of Milton Keynes. • Be rewarding to those who live, work and play in the new community; and, • Encourage visitors to explore and enjoy its public spaces.

The suite of Design Codes (the Highway Design Code being the first) will provide the briefing needed to realise this sense of place in the new neighbourhood and generate the variety which will enrich the experience of residents and visitors alike.

There are many other elements besides the design of buildings which will make the public places created within the new community special and memorable. These include:

• Routes: The network of footpaths which will provide links within and beyond the neighbourhoods and play an important social role. • Crossing points (nodes): The intersections between these paths will provide local focus and the opportunity to celebrate the meeting point in the design of the public realm. • Edges: The new community will include many boundaries between functionally distinct areas, such as housing and open space, which will each involve a strong contrast. • Centres: Buildings and spaces which serve as focal points and meeting places, such as the town centre and the local centres, or the sequence of other central spaces focused on groups of mature trees will be defined.

Together, these elements will help to shape the individual quarters created within the new neighbourhoods of Fairfield, reinforcing their distinctive structure and helping to orientate residents and visitors. As the means of realising this sense of place, Fairfield has been composed as a set of ‘Special and Memorable Places’ which will be readily experienced as different one from another through their individually well

1.5 Special and memorable places: Introduction

“Streets should no longer be designed by assuming ‘place’ to be automatically subservient to ‘movement’. Both should be considered in combination, with their relative importance depending on the streets function within a network. It is only by considering both aspects that the right balance will be achieved.”Manual for Streets

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1.5 Special and memorable places: Introduction

“A sense of place in itself enhances every human activity that occurs there, and encourages the deposit of a memory trace”. Kevin Lynch, The Image of the City

The proposed special and memorable places described in the following section will eventually be informed by both elements of the street design and built form. However, this design guide is all about streets. Suggestions of built form offer this Highway Design Code a stronger sense of purpose, but must be treated as indicative of a vision. They are included in support of instruction about street design. Subsequent, interrelated design coding, detailing the specific nature of the built form will follow this document. Only then will the built form components of the scheme become mandatory.

Memorable places in Fairfield

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Fairfield (WEA) will be one of Milton Keynes’ newest communities. It will be a memorable development with a strong sense of place, respecting the site’s natural assets whilst creating a sequence of welcoming new settings for life. The new neighbourhoods will each have their own distinctive sense of identity which together will make the new community special.

Creating a strong sense of place is a key ambition for Fairfield, and the successful realisation of neighbourhoods with special and memorable characteristics will play an essential part in this. Such areas will: • Allow the new community at Fairfield to grow and develop its own identity. • Help the new community to understand how its neighbourhoods fit into the wider context of Milton Keynes. • Be rewarding to those who live, work and play in the new community; and, • Encourage visitors to explore and enjoy its public spaces.

The suite of Design Codes (this Highway Design Code being the first) will provide the briefing and mandatory principles needed to realise this sense of place in the new neighbourhood and generate the variety which will enrich the experience of residents and visitors alike.

There are many other elements besides the design of buildings which will make the public places created within the new community special and memorable. These include:

• Routes: The network of footpaths which will provide links within and beyond the neighbourhoods and play an important social role. • Crossing points (nodes): The intersections between these paths will provide local focus and the opportunity to celebrate the meeting point in the design of the public realm. • Edges: The new community will include many boundaries between functionally distinct areas, such as housing and open space, which will each involve a strong contrast. • Centres: Buildings and spaces which serve as focal points and meeting places, such as the Town Centre and the local centres, or the sequence of other central spaces focused on groups of mature trees will be defined.

Together, these elements will help to shape the individual quarters created within the new neighbourhoods of Fairfield, reinforcing their distinctive structure and helping to orientate residents and visitors. As the means of realising this sense of place, Fairfield has been composed as a set of ‘Special and Memorable Places’ which will be readily experienced as different one from another through their individually well defined personalities.

1.4 Special and Memorable Places: Introduction

“Streets should no longer be designed by assuming ‘place’ to be automatically subservient to ‘movement’. Both should be considered in combination, with their relative importance depending on the streets function within a network. It is only by considering both aspects that the right balance will be achieved.”Manual for Streets

Contemporary design and landscaping

Contemporary design and landscaping

Example of footways defined by mature landscapesCharacter established by hedgerow frontage access

Character established by wetland

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The Special and Memorable places are illustrated here as coloured zones of influence, each emanating from an outlined epicentre. Each epicentre indicates the site feature that has informed the creation of a Special and Memorable place. In order to reinforce the character influenced by each of these features, all areas covered by coloured zones of influence will require bespoke attention to details and materials subject to the relevant mandatory sections of this code.

The following pages outline these areas in Master Plan terms. The key design principles pertaining to movement specification that will make these places special and memorable can be found in section 3.3 of this document. In addition, a graphical overview of the landscape framework in relation to the Special and Memorable Places can be found in the evolving Landscape and Public Realm Strategy for Area 10.

The proposed Special and Memorable Places will eventually be informed by elements of both street design and built form. However, this Design Code is all about streets. Suggestions of built form offer this Highway Design Code a stronger sense of purpose, but must be treated as indicative of a vision. They are included in support of instruction about street design. Subsequent, interrelated design coding, detailing the specific nature of the built form, will follow this document. Only then will the built form components of the scheme become mandatory.

Other areas throughout the development, for example the ecological edge of the site, will of course warrant special attention and demonstrate noteworthy properties. These will also be worked up in subsequent design codes.

“A sense of place in itself enhances every human activity that occurs there, and encourages the deposit of a memory trace”. Kevin Lynch, The Image of the City

1.4 Special and Memorable Places: Introduction

Character established by tree and shrub planting of shared surfaces

Contemporary design and landscaping

Memorable places in Fairfield