bletchley and fenny stratford town council - land at fenny ......land at fenny lock, bletcham way,...
TRANSCRIPT
Land at Fenny Lock, Bletcham Way, Milton Keynes
Pre-application Stakeholder Consultation: April 2020
Image for illustrative purposes only
1.0 Introduction
2.0 Background / Site Context
3.0 Proposed Masterplan and Building Elevations
4.0 Planning Appraisal
5.0 Feedback
CONTENTS
1.0INTRODUCTION
WHO WE ARE
• Baytree is a Pan-European logistics and industrial development company focusing on the UK, German and French
markets.
• Baytree was launched by AXA Investment Managers – Real Assets (“AXA IM - Real Assets”), Europe’s largest real estate
portfolio and asset manager, with €73bn of assets under management. AXA Investment Managers is part of the AXA
Group, a global leader in financial protection and wealth management.
• Baytree is focused on delivering high quality logistics and industrial buildings that meet the changing property needs of
our customers.
THE BAYTREE PHILOSOPHY
• Profit, environmental restoration, and a thriving
society are interlinked.
• We work respectfully with our customers,
partners, investors and stakeholders.
• Our way of working intentionally builds
long-term relationships and delivers enhanced long-
term value.
• Baytree’s design principles are founded on
delivering buildings within environments which are
attractive to occupiers and facilitate the creation of
high quality employment opportunities for local
people.
• Baytree delivers buildings in industry leading
timescales which are environmentally responsible
and which save our customers money on operating
and maintenance costs.
ADDED VALUE FOR CUSTOMERS
Meeting customer needs
ENVIRONMENTAL VALUE
Less environmental impact
INNOVATIVE DESIGN
Committed to meeting occupier requirements by reducing operational
costs through innovative design
SOCIAL VALUE
More positive changes and measurable benefits
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2.0BACKGROUND/SITE CONTEXT
Baytree have secured a legal interest to
purchase a previously allocated travellers site in
Fenny Lock from The Parks Trust and Milton
Keynes Council. The area is shown outlined in
red below.
In partnership with The Parks Trust and Milton
Keynes Council a detailed planning application is
being prepared which will be submitted to the
Council in late May 2020.
This presentation explains the proposed
development to you as due to Government
restrictions we are unable to undertake a
traditional pre-application public consultation.
The broadly triangular 10.35-acre site consists of
disused shrub land. To the south of the site is
Bletcham Way and the Fenny Lock Tesco
distribution centre, to the west on the other side
of the canal is the Mount Farm industrial estate.
The western boundary runs parallel with
Simpson Road and to the north of the site is
Simpson village.
• The site was previously allocated in the Milton Keynes Local Plan 2001-2011 as a site for Gypsy and Travellers
Accommodation.
• Detailed planning permission for 10 Pitches and associated infrastructure was approved by Milton Keynes Council on
25th May 2010, subject to various conditions, under planning reference 09/01942/MKCOD3.
• An application was subsequently made to discharge the conditions in 2011 under Local Authority reference
11/00808/DISCON. The discharge of all conditions was approved. However, the permitted Gypsy and Travellers site
was not then created as the Council considered it to be an uneconomical use of the land.
• The recently adopted local plan, Plan:MK 2016-2031, no longer relies on this site to provide Gypsy & Traveller
Accommodation.
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3.0PROPOSED MASTERPLAN AND
BUILDING ELEVATIONS
PROPOSED LAYOUT PLANTotal built area 180,545 sq ft (16,773 sq m)
The formal description of development is as follows:
“Erection of two distribution warehouses with ancillary offices (Use Class B8) and ancillary servicing structures, vehicle parking and
manoeuvring areas, formation of vehicular access, pedestrian and cyclist links, landscaping, ground remodelling works, sustainable
drainage, utilities provision and associated works.”
The units would each measure:
• Unit 1: 12.5m (H) to haunch, 70.38m (W) and 120.53m (L)
• Unit 2: 12.5 (H) to haunch, 62.76m (W) and 96.5m (L)
Elevational plans are supplied overleaf….
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UNIT 1 ELEVATIONS
UNIT 2 ELEVATIONS
In line with discussions with MKC highways it is proposed that the site will be accessed off a newly constructed fourth arm of the
Fenny Lock Roundabout off Bletcham Way and the proposal will include landscaping and surface water drainage which are multi-
functional to provide employee wellbeing and biodiversity enhancement, along with ancillary parking, servicing and other ancillary
works. The proposed detailed planning application will include:
• engineering works to create a development platform within the site;
• a new fourth arm to the Fenny Lock Roundabout to provide an improved access into the site suitable for HGVs;
• provision of a two logistic (B8) buildings with ancillary office (B1) accommodation;
• the siting of ancillary office pods;
• the provision of loading yards and ancillary cycle, car and HGV parking to the Council’s standards;
• retention of existing landscape buffer the entirety around the edge of the site;
• retention of 9m maintenance strip for Internal Drainage Board watercourse;
• the provision of on-site water attenuation measures as part of a sustainable drainage system;
• pedestrian and cyclist links to the existing bus stop and existing network on the southern side of Bletcham Way; and
• ancillary landscaping and ecological enhancements.
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4.0PLANNING APPRAISAL
Principle: The site was previously allocated as a Gypsy & Traveller accommodation site, whilst the site is no longer allocated for
those purposes and any previous planning permissions for these proposals are no longer extant, it remains material that planning
permission had previously been obtained on this site for development purposes.
Whilst not currently allocated for any development purposes, the site is strategically located adjacent to the A5 and an existing
safeguarded employment site “Mount Farm”. On 24 October 2019 Milton Keynes Council formally confirmed that the proposed
development was not sufficiently large as to warrant the preparation of a full Environmental Impact Assessment. In these
circumstances national and local planning policy seek to promote economic investment in accessible locations and allow for
expansion of existing employment sites, having regard to local need and market signals.
Design: The height of the proposed building is comparable to, and will not exceed, the existing Tesco distribution warehouse
adjacent to the site. Further to this, as requested by the officers in pre-application discussions, the height of the buildings have
been considered in relation to the existing retained tree line, which will create a natural screen.
Amenity: The site is in an isolated location away from any residential accommodation. The closest residential properties to the site
reside in Simpson Village, with the closest being some 300 metres from the northern most edge of the site.
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Visual Impact: The application is to be accompanied by a Landscape and Visual Appraisal (LVA) to assess the effects upon landscapeas a resource and the effects upon landscape in terms of physical features and characteristics. The drafted LVA concludes that themost noticeable impacts are in close proximity to the site boundaries as the site is well enclosed by existing mature trees, theadjacent Tesco warehouse, distribution building and associated planting.
Access & Parking: It is proposed that a fourth arm off the Bletcham Way Roundabout is created to accommodate ‘in and out’vehicular access of the site. There will be one entrance which will have two accesses off it for pedestrians, cycles and cars, andHGVs. A pedestrian route is proposed to facilitate access to the nearby bus-stop on Bletcham Way.
The Transport Statement and Travel Plan that has been prepared to accompany the planning application demonstrates that theproposed development complies with transport and parking policy and would not result in harm to the highway network.Furthermore, all parking provisions are provided in accordance with relevant parking standards.
Flood Risk Strategy: The site is not in an active floodplain. Surface water run off will be channelled into an open culvert and used for ecological purposes.
Biodiversity: The site has been subject of an Extended Phase 1 Habitat Survey which evaluated the site and put forwardrecommendations. The lighting and landscaping scheme has been designed to promote biodiversity on and off site. The EcologicalAppraisal sets out mitigation measures the details of which will be agreed with both the Parks Trust and Milton Keynes Council andcontrolled via conditions in construction of the scheme. The proposed development meets the aims of both local and nationalplanning policy which aims for development to enhance the natural environment.
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Our vision for sustainable development is focussed on four principles:
• Technology enabled efficiency
• Design with flexibility for future change
• Health and Wellbeing of building users
• Clean air, water, soil and energy
Using these four principles Baytree speculatively developed a 267,000 sq ft building in Dunstable.
In 2019 the building was nationally acknowledged as being the most environmentally and socially responsible warehouse in the UK.
The building is BREEAM “Excellent” rated and “WELL” ready – a rating system which focusses on the health and wellbeing of buildingusers.
Milton Keynes is a town that likes to be first and be ‘Different by Design’. We wish to use our proven methodology and the passion ofofficers at both the Council and the Parks Trust to deliver the most sustainable logistic buildings in Milton Keynes. Our approach isshown overleaf …
Baytree Edge is our commitment to ongoing Environmental and Social Responsibility
Air source heat pumps Super airtight building envelope Electric vehicle charging spaces
Low energy LED lightingSolar PV and battery storagefor power production
Prefabricated building elements Enhanced landscape environment Enhanced insulation to roof
Low dust, low VOC material specifications
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
HEALTH AND WELLBEING OF BUILDING USERS
Baytree seeks to design buildings within natural environments which are beneficial to the
wellbeing of all building users. Features may include:
HEALTH AND WELLBEING OF BUILDING USERS
Grade ‘A’ office environment with flexible lighting and air handling systems
Daylight panels to loading bays
Orchard and edible landscapeSports facilities on the car park
Exercise facilities
Cross ventilation in the office
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
HEALTH AND WELLBEING OF BUILDING USERS
Solar charging benches
Reception area refreshment stationInsect hotel
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
City trees around the yard area to capture airborne particulates
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
Areas providing recreational space for building users
Trim trail for exercise
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
ECONOMIC
SOCIAL
WELL / ENV
EPC A
BREEAM
WELL
END USER LEVEL (FRONT-END)
BUILDING SYSTEMS LEVEL (BACK-END)
Occupancy Management
Comms/IT
Air Quality Monitoring
PersonalComfort
Health & Fitness
O P E R A T I N G S Y S T E M
Building management system
Resource Efficiency
Controls Gateways/Controllers/Networks
Lighting Access/TrackingHVACEnergy
API
3rd PartyApplications
Existing functionality Future functionality
Building technologies /systems (existing/new)
METRICS & DATA SOURCES
Support for nearly any type of energy and
resource consumption related metric, as well as
environmental variables.
USER-FRIENDLY INTERFACE
The powerful platform features are accessible to
a wide range of users, even without training.
MOBILE APP ACCESS
Mobile platform version accessible from any web-
enabled device without the need of app store
downloads.
SMARTSCAN LIGHTING SOLUTION
The system can provide daily maintenance status
reports and energy performance data for viewing
on a remote website with the capability to store
drawings and documentation.
• The sensor suite provides the ability to connect to nearly any building system
from meter gateways to sensors and the BMS.
• The platform is accessible via any web-enabled device from anywhere in the
world.
• The sensor suite enables users to cut building operating and maintenance costs
and reduce emissions.
TECHNOLOGY ENABLED EFFICIENCY – BAYTREE SENSOR SUITE
5.0FEEDBACK
Our professional team will continue to work with officers at both Milton Keynes Council and the Parks Trust on the design evolution
of this scheme.
If you would like to know more or would like to comment / make recommendations in relation to this scheme, then please contact
us at:
Alternatively, if the Government lifts the restriction on movement and the use of offices please do not hesitate to contact Robert
Purton or Donna Lavender at David Lock Associates on 01908 666276.
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