DEVELOPMENT CONSTRAINTS BRIEF - Aston Martin site Tickford Street (north side) Newport Pagnell MARCH 2007
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Aston Martin site
Tickford Street (north side)
Newport Pagnell
DEVELOPMENT
CONSTRAINTS BRIEF
MARCH 2007
A publication by the
Spatial Planning Division,
Planning Department
Environment Directorate
Milton Keynes Council
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell
Aston Martin site, Tickford Street (north side), Newport Pagnell
DEVELOPMENT CONSTRAINTS BRIEF
CONTENTS
1. Introduction 5
2. Site Description 6
3. Significance 7
4. Local Planning Policies 8
5. Constraints and Opportunities 10
(a) Constraints within the site 10
(b) Constraints arising from the site’s context 11
(c) Opportunities 13
6. Information Requirements 15
7. References 18
Appendices
Appendix A: Site History 19
Appendix B: Planning Policy 23
Appendix C: Urban Design Principles 31
Appendix D: Figures 33
Appendix E: Photographs 39
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell
DEVELOPMENT CONSTRAINTS AT THE ASTON MARTIN WORKS,
NORTH SIDE, TICKFORD STREET, NEWPORT PAGNELL
1. Introduction
1.1 The Purpose and Status of the Brief
This brief is designed to set out the council’s advice for the reuse of
that part of the Aston Martin site which has become surplus to
requirements (see figure 1). Whilst the brief sets out the constraints
that exist both in and around the site it also looks at the potential
opportunities that could arise from the site’s redevelopment. By taking
this document into account an application for planning permission to
develop the land should
• Understand and reflect the site’s limitations and potential
• Explain the rationale for the mix and pattern of land uses
proposed for the site in the context of that understanding, and
• Provide sufficient information to describe the proposals clearly
This should assist the council to process the application efficiently and
effectively.
This constraints brief is not intended to have the status of a
Supplementary Planning Document . Instead, the intention is to provide
a document that gives comprehensive pre-application advice to parties
interested in developing the Aston Martin site. Hence, as well as
identifying known constraints, the history of the site is described and
the policy framework that will form the basis of deciding its future use is
set out.
Therefore, whilst the document is informal, it is intended to be a guide
to the council’s policy approach and requirements for the site’s reuse.
1.2 The Format of the Brief
The brief comprises seven sections:
1. Introduction
2. Site description - site layout and principal features, including
photographs and plans
3. Significance - site history; the age and worth of the buildings;
cultural significance of the site
4. Local planning policies – relevant Local Plan policies and
Supplementary Planning Guidance / Documents
5. Constraints and opportunities – including known constraints
within the site and the surrounding area
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell
6. Information requirements – information to accompany an outline
planning application
7. Appendices and references - detailed information referred to but
not included in the body of the report.
2. Site Description
The site is located on the eastern side of Newport Pagnell, sometimes
referred to as Tickford End, across the river from the town centre
(figure 2). Aston Martin occupy land on both sides of Tickford Street as
it runs approximately east - west at this point; the manufacturing and
assembly of new cars takes place on the northern side of Tickford
Street whilst the works service and repair facility is located on the
southern side. It is the land on the northern side of the road that is
surplus to requirements.
The development site itself is some 2.37 hectares and has a frontage
onto Tickford Street of approximately 100 metres, it also has a smaller
frontage onto Priory Street. At present the land is occupied by
assembly buildings, offices, stores, testing areas and a gravel car
parking area. There are no public routes through the site and, except
for Tickford Street, there are few public vantage points from which the
site and its buildings can be seen. The main vehicle access to the site
is from Tickford Street. Very occasional use is made of the vehicular
access from Priory Street.
There are some prominent buildings on the site including the brick built
office buildings (photo 1) and the three storey brick, ‘pier and panel’,
factory building (photo 2). These buildings give the northern site a
significant presence on Tickford Street, in particular the three storey
building which is visible from the churchyard in the town centre (photo
3).
There is little in the way of vegetation on the site although there is a
significant hedge dividing the car park into two with an oak tree at the
eastern extremity (photo 4). In the car park’s north-eastern corner,
where test vehicles are stored long term, there is an area of unkempt
vegetation. Near to the car park’s entrance there is a small pond
(photo 5).
Whilst the works buildings lie on flat land (photo 6), there is an
appreciable rise from west to east in the car park (photo 7). From the
eastern end of the car park the works site and Newport Pagnell town
beyond, and in particular the church, are easily visible (photo 8).
Although the site has no public rights of way across it, modern housing
development is sited close to the north-eastern (Lagonda Close) and
north-western (Priory Street) boundaries. Older housing too lies very
close to the site boundary, most noticeably the rear gardens of the
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell
houses along Tickford Street and the backs of no’s 6 to 16 Priory
Street which are very confined (photo 9 and figure 3).
Part of the eastern extremity of the site is bounded by a separate
vehicle repairs business. A vehicle repairer also lies to the immediate
west of the Aston Martin buildings that front onto Tickford Street (see
figure 3).
Overall the existing character of the site from publicly accessible
vantage points is one of relatively low-key urban industrial buildings,
albeit neatly presented ones, occupying a site of indeterminate depth.
Despite the visual separation of the office buildings, the majority of
buildings appear tightly knit giving the impression of a densely
developed, inaccessible site.
3. Significance
(This section should be read in conjunction with Appendix A: ‘Site
History’).
Coach building, coach and car body making and car manufacturing is
known to have been taking place in this vicinity since at least 1823.
Before Aston Martin took over the site in 1955 the works had been
used by Salmon’s, a carriage works that subsequently turned its hand
to car body making.
A number of buildings on the north site survive from the pre Aston
Martin era and these are shown on figure 4. These buildings include
Sunnyside, once a pair of semi detached houses now meeting rooms
and offices, and a two-storey office block that formerly had workshops
for the carriage works on the ground floor. Both of these buildings are
late C19th and pre-date Salmon’s Motor Carriage Works phase.
Two significant buildings survive from the Salmon’s Motor Carriage
Works phase, these are the ‘NP’ building used for the assembly of the
‘Newport Pagnell’ motor car and the three storey brick building that
fronts onto Tickford Street where the chassis of the car were made.
Elsewhere on the site a fragment of Tickford Priory’s garden walling
survives and now forms part of the west wall of the main workshop.
The remainder of the site consists of large manufacturing sheds dating
from the late 1920’s onwards.
Apart from the NP building, which is becoming poor in condition, the
older buildings on site all appear to be in a moderate to good state of
repair. All buildings in use for car manufacture appear to be in very
good condition.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellWith the possible exception of the three storey building, there are no
buildings on the site that are considered to be of architectural or
historic interest at the national level. However, some of the surviving
Salmon’s buildings are of at least local, if not regional, significance. In
particular, the three storey car chassis manufacturing building is an
example of a building type now rarely seen away from principal
manufacturing areas, and the late C19th two storey office block is
notable as a surviving example of a carriage works building.
Culturally, however, irrespective of architectural quality, the site is
highly significant. Newport Pagnell’s history as a centre of skilled
industry is reflected in part by the ongoing nature of the business at the
Aston Martin site. Whilst only the three storey building may be of
national significance the processes that the workshops house, such as
the panel beating operations, are of international renown and have
been critical to the image of one of the nation’s foremost car
manufacturing brands. In turn, the brand has, over the past forty years,
contributed to and taken on cinematic associations with engineering
ingenuity that should not be overlooked in the national context.
The quality and image of Aston Martin motor cars, combined with the
continuous association with carriage manufacturing of some two
hundred years lends the site an authentic cachet and cultural depth
that belies the site’s modest appearance.
4. Local Planning Policies
The adopted Milton Keynes Local Plan provides the statutory policy
framework against which all development proposals will be assessed.
The Plan was adopted in December 2005.
Policies that are relevant to the redevelopment of the Aston Martin site
are:
• Strategic policies: S1, S5 and S7
• Areas liable to flooding: policy S13
• Employment policy: E1
• Historic Environment Policies: HE1, HE5 and HE6
• Natural Environment policies: NE2 and NE3
• Design policies: D1, D2a, D2, D4, D5, and D6
• Public transport policies: T2 T3 and T4
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell• Housing policies: H2 to H5 and H7 to H9
• Town Centres and Shopping: Policy TC7 to TC9
• Leisure and Recreation policies: L9 and L10
• Community Facilities policies: C1 and C6
• Planning Obligations policies PO1 to PO4
This list is not exhaustive and depending on the nature of
redevelopment proposals, other policies may also be relevant. The
relevant planning policies, Supplementary Planning Guidance and
other Documents that will apply are also listed in Appendix B: Planning
Policy Summary.
The starting point for considering the future use of the site is Policy E1,
which seeks to protect and retain existing employment areas in the
Borough. This is in order to maintain a balance between jobs and
homes, and to ensure that there are opportunities for people to live and
work in the same area, thus reducing the need to travel. Both parts of
the Aston Martin site are shown as existing employment areas on the
Local Plan Proposals Map. Policy E1 is set out in full in Appendix B: it
includes criteria for assessing proposals that are contrary to the
principle of retaining employment land in employment use
The site has an existing B2 (general industrial) use, which can include
uses that may cause problems for neighbouring land uses (e.g. noise
and odour). In the case of this site, there have been some problems of
this nature in the past, because of the proximity of residential
properties to the site boundary. However, Aston Martin has always
responded positively to try to resolve such problems. There are
currently no planning conditions which control the hours during which
the site can operate.
Whilst the council would wish to see some employment use retained on
the site, there is potential for a mixed-use redevelopment, including B1
(light industrial) uses and a proportion of housing. This would help to
create a better long-term relationship with adjoining uses and reduce
the existing and potential environmental impact of the site on adjoining
residents.
The amount of employment floorspace will need to take into account
the current level of employment on the site; the number of jobs lost to
the town arising from the site’s disposal; and the number of additional
residents (and therefore the increase in the local labour force) arising
from any housing development on part of the site.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell5. Constraints and Opportunities
(a) Constraints within the site (Figure 5)
5.1 Areas Liable to Flooding:
The eastern side of the site adjoins the floodplain of the Rivers Great
Ouse and Ouzel / Lovat. There are also known to be problems with
surface water run-off across the site. Development proposals must
therefore take account of the provisions of policy S13. The
Environment Agency have identified that part of the site is at risk of
flooding: a Flood Risk assessment will therefore be required, in line
with PPG25, as part of an application to develop the land.
5.2 Historic Environment:
The Newport Pagnell conservation area is intended to preserve and
enhance the special architectural and historic character of the historic
townscape. The boundary presently runs fairly arbitrarily through a
small part of the western corner of the site including part of the NP
building. All other buildings of merit are excluded however.
While there are no immediate plans to review the conservation area
boundary, development proposals should take account of the historic
townscape that the site borders and provides setting for, and seek to at
least preserve and, if possible, enhance the eastern approach to the
conservation area.
There are no listed buildings on the site.
5.3 Existing Buildings:
The council’s clear preference is for the retention of Sunnyside, the
former Salmon’s Carriage Works building (now offices) and the three
storey building and hence these buildings should be incorporated into
development. The outline planning application should state the uses
proposed for these buildings. Furthermore, as these buildings will
stand alongside the main access points to the site they may become
important ‘gateway’ structures.
5.4 Natural Environment:
There are no formal designations affecting the site, however, there is a
sizeable oak tree which stands on the open land at the eastern end of
the site. This tree is known to be quite old but in good condition with
potentially many years of life. As such the oak tree is a key natural
asset which could form the focus of an open space on the site. The
greenery offered by the tree is enhanced by a substantial hedgerow
which runs from east to west dividing the car park into two halves.
There is also a pond on site.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellThe provisions of policy NE2 will apply and so an evaluation of the
site’s environmental value should form part of any application to
develop the site. The development will also be required to incorporate
proposals for the enhancement of biodiversity and geological features
appropriate to the site in accordance with Policy NE3. Advice on this is
available from the Spatial Planning Division (contact Diane Webber
01908 252668).
5.5 Contaminated Land:
The council has monitored the site regularly and it is considered that
the contaminants present can be remediated. Contaminated land is
therefore unlikely to be an obstacle to development. However,
Environmental Health will require a site survey and this will be a
condition of any planning permission.
(b) Constraints arising from the site’s context:
5.6 Existing Housing (See figure 3):
As discussed above, houses lie in close proximity to the north, east
and west. Apart from the implications for the type of uses that would be
acceptable on the site, there are also limitations on access to the site
(see following section).
In addition, the proximity of existing housing requires that all new
development takes particular account of the design policies, especially
D1 and D2, so that existing levels of amenity, townscape character etc.
are not compromised.
The three storey building should remain as a landmark but in order to
gain variety in new buildings, development of up to three storeys would
be acceptable on parts of the site. However, account needs to be taken
of the rise in land eastwards so that new structures are not too
conspicuous and do not overpower the setting of historic buildings in
the vicinity.
5.7 Highways, Parking and Public Transport:
Vehicular access should be from Tickford Street. Priory Street is a
relatively narrow residential street, with a lot of on-street parking and
restricted visibility. Vehicular access to the development site from
Priory Street, or from other streets around the site, would not be
acceptable. However, there should be a pedestrian and cycle link
between the site and Priory Street which should also provide an
emergency access route.
However, the council would have no objection in principle to frontage
development on Priory Street with rear parking accessed from the
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnelldevelopment site. In addition, if the issues of visibility, on-street parking
and amenity can be overcome then a very limited amount of residential
development could be served via a new access from Priory Street.
There is the opportunity to improve bus, cycle and pedestrian links to
the town centre and surrounding area. In particular:
• There should be a pedestrian link (or links) connecting the site to
the Lagonda Close area to the north of the site to improve
accessibility with Tickford Street.
• There should be a pedestrian / cycle route via Priory Street to
Castle Meadow, to act as a safe link from the site to this area of
public open space.
• Contributions to improve local bus services are likely to be sought
as part of a section 106 agreement.
The council’s standards for car parking are set out in the relevant
Supplementary Planning Document.
5.8 Existing Historic Environment (See figure 4):
A number of listed buildings, whilst not part of the Aston Martin Site, lie
along its southern edge. Alterations to the fabric of listed buildings
require listed building consent. Development requiring planning
permission in the vicinity of listed buildings shall take into account the
potential effects on the setting of the affected listed buildings. The
council would not normally support applications that fail to preserve the
existing setting of the listed buildings, nor is the council likely to support
the demolition of listed buildings or buildings in the street scene that
contribute to the authentic historic setting of listed buildings.
There may be an opportunity to improve the setting of some of the
listed buildings adjoining the site as part of the development – e.g. by
providing rear access and/or extended gardens. This is consistent with
the requirement for a landscape buffer to the rear of 69-83 Tickford
Street when planning permission was granted for the car park in 1990.
This should be explored as part of any pre-application consultation with
the local community.
5.9 Car Parking for Aston Martin Site:
The remaining Aston Martin operations on the south side of Tickford
Street require some provision for car parking to be retained on the
north side of Tickford Street. Aston Martin have identified the need for
70 car parking spaces and the application should identify where these
would be located and how they might be accessed.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell(c) Opportunities
5.10 Urban Design:
This section should be read in conjunction with Appendix C “Urban
Design Principles”.
At present the site lacks permeability and connectivity: there are no
routes through the site linking existing development to the west, north
and east.
Within the surrounding area, however, there are public open spaces,
riverside walks, the town centre and, further afield, schools, allotments,
swimming pool and a community centre. There is also now a new
footpath link to the town centre across the River Great Ouse.
Increasing the permeability of the site could therefore allow safer and
more direct routes for local residents to local facilities.
An open and accessible site needs to take full account of Urban Design
principles: for example
• local character could be reinforced or a new identity created
(with the proviso that the existing local character is not unduly
harmed);
• new frontages will need to clearly define public and private
spaces;
• there will be requirements for public open space;
• any new routes through the site must be legible and safe.
Proposals for the site should include a balanced mix of compatible
uses; take advantage of existing features including the pond, hedges,
trees, and also of views from the site, particularly to St Peter and St
Paul’s Church in the town centre.
The rationale for the approach taken must be set out in a Design and
Access Statement to be submitted alongside any applications for
planning permission.
5.11 Access to Services:
The site is about 400 - 500 metres from the town centre, where Local
Plan policies (TC7 – TC10) encourage additional shopping
development, in order to support the vitality and viability of the centre.
Major retail development would not be acceptable on the Aston Martin
site.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellHowever, there are few local shops and services in the Tickford End
area; the creation of one or two small shops within the site would be
supported where they helped to improve local amenities and reduce
car use.
5.12 Employment:
A number of opportunities exist for new employment uses. Tickford
End’s long standing association with high quality manufacturing could
attract start-up businesses particularly where cross-funding between
industry and education could be established or where funding could be
found to support research and development start-ups. The continued
presence of Aston Martin in the town (as a potential co-sponsor and
beneficiary) might give added impetus for this.
Employment uses that reuse the three key historic buildings that the
council has identified would be considered acceptable in principle.
5.13 New Housing:
The site is currently in employment use and is thus subject to Policy E1
of the Milton Keynes Local Plan, any new housing should only form a
proportion of any new development. The type of housing may depend
upon what other uses are proposed on the site.
In line with Policy H8 the average housing density for the site should
not be less than 35 dwellings per hectare.
30% of new housing should be affordable housing, in line with Policy
H4. There are needs locally for housing suitable for young people and
for people with disabilities. This would combine well with employment
uses on the site. Older persons housing might give an impetus to a
new or relocated day centre and additional support for some local
shopping facilities.
In addition to the design principles set out above, housing of any type
should take proper account of the urban rather than suburban
character of the site, the opportunity to enhance the approaches to the
conservation area and the potential for views in and out, particularly
towards the church. In terms of materials, scale, layout and
appearance, housing should seek to be complementary to the historic
environment and not overwhelm or strongly contrast with it. This does
not necessarily preclude contemporary design but is an indication that
housing development should not dominate or be discordant with its
context.
5.14 Cultural and Amenity Opportunities:
The site’s cultural heritage could provide the basis of a historic vehicle
repair and sales facility. Such a proposal is already being discussed for
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellNewport Pagnell and the Aston Martin north site may be an option for
its location.
5.15 Planning Obligations:
The type and levels of contributions likely to be sought by the council
are identified in Supplementary Planning Guidance / Documents.
Appendix B: Planning Policy Summary identifies the relevant SPGs
and SPDs that will apply to the site. Depending on the nature of
development, contributions to Education (secondary schools), public
art and the open spaces network are among those that may be sought.
5.16 Sustainable Construction:
The council will require new development to conform with Policy D4 –
Sustainable Construction. Applicants are urged to contact the Spatial
Planning Division as early as possible to discuss how Policy D4 will
apply (contact Martin Davies 01908 252614).
6. Information requirements
This section describes the information that should be submitted with an
outline planning application
An outline application allows for a decision on the general principles of
how a site can be developed. The information in section 5 of the brief
provides guidance on the council’s requirements for site redevelopment
and should be used by applicants to inform their approach.
Recent alterations to the Town and Country Planning (General
Development Procedure) Order 1995 (or the ‘GDPO’) mean that outline
planning applications must demonstrate more clearly how proposals
have taken account of the policy framework and the site’s constraints
and opportunities. Outline applications must be sufficiently clear to
allow proper consideration by both all those assessing the application
thereby encouraging greater local community involvement.
Outline permission is granted subject to conditions requiring the
approval of one or more ‘reserved matters’. The GDPO has been
amended so that layout, scale, appearance access and landscaping
may be considered as reserved matters to be confirmed in detail at a
later date. However, even if these matters are reserved, a basic
amount of information on these criteria should still be submitted with
the application.
As a minimum, outline planning applications to redevelop the site
should include information on:
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell• Use – the use or uses proposed and any distinct development
zones within the site identified.
• Amount of development – the amount of development for each
use.
• Indicative layout – an indicative layout showing the separate
development zones.
• Scale parameters – an indication of the upper and lower limits
for height, width and length of each building within the site
boundary.
• Indicative access points – the location of the proposed access
points to the site, including those for pedestrians and cyclists.
In addition to the above, the outline application to develop the Aston
Martin Site should include the following information:
• Flood risk assessment
• Environmental value – an evaluation of the site’s
environmental value should form part of any application to
develop the site. The development will also be required to
incorporate proposals for the enhancement of biodiversity and
geological features appropriate to the site in accordance with
Policy NE3 of the Local Plan for Milton Keynes. Advice on this
is available from the Spatial Planning Division (- contact Diane
Webber 01908 252668).
• Sustainable construction - information on how the proposals
will satisfy Policy D4 – Sustainable Construction. Applicants are
urged to contact the Spatial Planning Division as early as
possible to discuss how Policy D4 will apply (- contact Martin
Davies 01908 252614).
• Historic structures – early indications should be given
regarding the proposed reuse of the historic factory buildings
that the council wished to see retained. If any of the identified
building are not proposed to be retained a full and robust
statement will be required to justify their removal.
• Design and Access Statement - the statement should set out
how the applicant has taken account of the site and the
supporting information in this brief to arrive at proposals that are
an appropriate response to their context. The principles that will
guide the development of a detailed application should be
clearly set out as an aid to informed decision-making and
community involvement.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell• Transport Assessment and Travel Plan – these may be
required, in line with Policy T11, depending on the nature and
scale of the proposed development.
• Community involvement – the council encourages anyone
preparing planning applications for significant development
proposals (such as for this site) to carry out extensive pre-
application consultation with the local community. The council
can advise on effective methods of consultation based on our
Statement of Community Involvement.
In all other respects an outline application should take full account of
the information provided in section 5 in order to demonstrate to the
council and the local community that the development is an appropriate
response to this particular opportunity.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnell7. References
1. Office of the Deputy Prime Minister (2005):
Planning Policy Statement 1:Delivering Sustainable Development.
2. Dept of Communities and Local Government (2006):
Planning Policy Statement 3: Housing
3. Dept of the Environment /Dept of National Heritage (1994):
Planning Policy Guidance Note 15: Planning and the Historic
Environment.
4. Dept of the Environment (1984):
List of Buildings of Special Architectural or Historic Interest: Newport
Pagnell
5. Statutory Instrument 2006 No 1062, The Town and Country Planning
(General Development Procedure) (Amendment) (England) Order 2006
6. Statutory Instrument 2006 No 1063, The Planning (Applications for
Planning Permission, Listed Buildings and Conservation Areas)
(Amendment) (England) Regulations 2006.
7. Department of Communities and Local Government (2006): Guidance
on Changes to the Development Control System.
8. The Adopted Local Plan for Milton Keynes (December 2005)
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellAPPENDIX A
SITE HISTORY
1 History
1881 OS MAP
1.1 The site occupied by Aston Martin is unusual in having a continuous
history of vehicle construction covering nearly two centuries. During
this period there are three names that dominate:
Hopkins (pre 1823), coach maker ,who had premises at junction of
Priory Street & Tickford Street.
Salmons & Sons, (c.1835-1942) Prior to 1898 their work was
exclusively making traditional horse drawn vehicles including a dog-
cart which was nationally
famous. In 1898 they built a
phaeton body on a Daimler
chassis for Mr W Carlile and
in 1899, along with several
local businessmen, set up a
bus service from Newport
Pagnell to Olney, which was
Carriage works circa 1900 the first rural bus service in
the country. By 1900 the
company was offering
motorcars for sale, within 2 years had a London showroom and was
one of the exhibitors at the first Motor Show, held at Crystal Palace in
1903.
1.2 During this period car manufacturers produced car chassis and the
bodywork was produced to order by coachbuilders who had the
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnellnecessary skills. Carriage making continued on the Tickford Road site
for a short while after 1900 but was shortly afterwards transferred to
premises in the High Street leaving the site exclusively for motor
vehicle works. The company expanded the site eastwards and
northwards, constructing new workshops in the parkland of Tickford
Priory.
1.3 In 1910 a three-storey
factory was built as a 1910 Factory
motor carriage works
fronting onto Tickford
Street and in 1909 the
timber yard and saw mill
were transferred to the
south of Tickford Street.
Further expansion in 1912
necessitated the
construction of a new
showroom on the southern
site, which needed a wide
span without pillars. They utilised an aircraft hanger that was
subsequently called the ‘Olympia’, as it was similar to the London
Olympia building. The factory undertook war work during WWI
including making ambulance bodies for Russia. A subsidiary company
was set up in 1922 which made 395 ‘NP’ cars on the between 1923 &
1925. These were not a financial success and production stopped.
1.4 The chassis of the ‘NP’ car were made in the 3 storey factory and body
work etc put on in the ‘NP Shop’ fronting onto Priory Street. The
development of the ‘Tickford winding hood’ in 1925 revolutionised
motoring for many people as it allowed hoods to be raised by one
person rather than two. This made the company financially sound.
1.5 A serious fire in 1933 necessitated the rebuilding of workshops on the
north side of the site and during WWII the site was used for war work
making such items as fire fighting ladders, chairs, tables and camp
beds. It was during this period
that Salmons sold the business to
Ian Boswell, who in 1943
changed the name to Tickford Ltd
and sold it to David Brown, owner
of Aston Martin, in 1955
Aston Martin (1955 to present).
David Brown dedicated Tickford
Ltd to producing the bodies of
Aston Martin cars and no other
car manufacturers. Previously
‘NP’ Building 2006
companies such as Daimler,
Vauxhall and Austin, who had
used Salmons for some bodywork production. In 1986 Ford purchased
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnella 75% stake in the firm and then later acquired the remaining shares.
Ford announced at the end of August 2006 that it would be willing to
sell the whole or part of Aston Martin.
2 Structures – preliminary notes
2.1 The buildings on the Aston Martin site on the north side of Tickford
Road range in date from 1880’s to the 1980’s. The majority of these
are single storey workshops with timber or metal roof trusses, most of
which have been radically altered and are of historic, rather than
architectural, interest. Most relate to the Salmon’s period of motor body
construction. A full measured survey and analysis of these buildings
coupled with some documentary research needs to be undertaken in
order to understand how the site developed with the changes to car
production.
2.2 Two buildings predate the car phase of Salmons
• Sunnyside was a pair of semi-detached houses in 1881, which were
subsequently converted into one building. A casual inspection of the
interior indicates that little of the original layout of the buildings
survive and very few features.
2 Storey Office Building 2006
Sunnyside 2006
• The two-storey office building formerly had workshops for the
carriage works on the ground floor and probably offices above. The
ground floor front elevation has had the doors replaced with
brickwork and all the original casements were replaced with larger
windows in the 1950’s.
2.3 There are two significant buildings of the Salmons Motor Carriage
Works phase. These are:
21
NP Building 2006 Milton Keynes Council Constraints Brief – March 2007
1910
Aston Martin site, Tickford Street (north side), Factory
Newport Pagnell 2006• the NP building in Priory Street and
• the 3 storey factory fronting onto Tickford Street.
2.4 The ‘NP Building’ is a single storey building of ‘pier and panel’
construction with low pitch king post trusses. None of the windows or
the timber floor survive. It was here that the most of the works to the
‘NP’ (Newport Pagnell) cars was undertaken during the period 1923-5
and therefore is of local historic significance. The building is, however,
in poor structural repair and is considered to be unsafe. Acro-props
have been used to support the roof trusses.
2.5 In comparison the three-storey factory is in reasonable condition and is
of national historic interest as it is the earliest known purpose-built
motor carriage works in the country. There are earlier car factories but
these were where the car chassis were constructed rather than where
the car bodywork was made and assembled
2.6 A non- carriage works feature surviving on the site is one wall of the
19th century walled garden to Tickford Priory, which forms part of the
west wall of the main workshop. This is of limited local interest.
3 Archaeology
3.1 From map evidence it is known that the site may contain remains of the
19th century carriage works buildings, a two storey farmhouse of the
17th century (?), Mr Salmon’s House of circa 1840 and one of the
lodges to the 19th century park for Tickford Priory.
3.2 There is the slight possibility of Roman and medieval features within
the site.
4 Archaeological considerations re PPG15 & 16
4.1 Both the three-storey factory building and two storey office building at
right angles to Tickford Street should be retained because of their
historic significance.
4.2 The applicant should undertake a complete both a measured and
photographic survey of the standing buildings to level 3 of the English
Heritage 2006 building recording plus an analysis of the development
of the site.
4.3 The developer should undertake an archaeological evaluation of the
site in order to establish a mitigation strategy i.e. further archaeological
works
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellAPPENDIX B
Planning Policy
The adopted Milton Keynes Local Plan provides the statutory policy
framework against which all development proposals will be assessed. The
Plan was adopted in December 2005.
Policies that are relevant to the redevelopment of the Aston Martin site are:
STRATEGIC POLICIES:
S1 (General Principles) The policy sets out key principles to guide new
development and to increase the sustainability of the Borough, whilst ensuring
that the City can adapt to meet current and future concerns and needs.
S7 (Key Settlements) The policy identifies the most sustainable locations for
development and new facilities outside the City. The three Key Settlements
(Newport Pagnell, Olney and Woburn Sands) act as service centres outside
the City. It is expected that most development in the rest of the Borough will
be concentrated in these settlements
Policy S13 (Areas liable to flooding) The policy aims to maintain existing
floodplains and ensure that flood risk is not materially increased as a result of
new development.
DESIGN POLICIES
D1 (Impact of Development Proposals on Locality) This policy covers both
on and off-site impacts arising from development to prevent harm to the site
and the surrounding areas.
D2a (Urban Design Aspects of New Development) All development
proposals will be expected to achieve a high standard of design and should
be based on a thorough analysis of the physical context and constraints of the
site.
D2 (Design of Buildings) The policy sets out the criteria which should govern
the design of new buildings (and extensions to existing buildings) to ensure
they make a positive contribution to the environment.
D4 (Sustainable Construction) The policy sets out detailed criteria to reduce
the resource consumption of new development and to achieve zero carbon
growth.
D5 (Renewable Energy) The policy encourages the development of
renewable energy production.
D6 (Mains and Telecommunications Services) The policy applies to Milton
Keynes City where development has been achieved with all services provided
underground, avoiding a proliferation of unattractive overhead posts and
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnellwires. The Council is seeking to continue this approach for all new
development.
HISTORIC ENVIRONMENT POLICIES
HE1 (Protection of Archaeological Sites) The policy aims to protect sites of
known archaeological importance, whether or not they are Scheduled Ancient
Monuments, from adverse impacts of development that would affect the
feature or its setting. Where there is uncertainty about the archaeological
potential of an area, the policy requires that appropriate measures be put in
place to record archaeological features which may be discovered as
development takes place.
HE5 (Development Affecting the Setting of Listed Building) The policy
aims to preserve an appropriate historic context for individual Listed Buildings.
There are a number of listed buildings outside the southern edge of the Aston
Martin site.
HE6 (Conservation Areas) Development should preserve or enhance all the
aspects of character or appearance which contribute to the special interest of
a designated Conservation Area. The Council will seek to avoid the erosion of
the special interest of a Conservation Area through the inappropriate loss of
historic fabric. As explained in the constraints brief, the Newport Pagnell
Conservation Area runs through only a small part of the Aston Martin site
however, development proposals should take account of the historic
townscape the adjoins the site.
NATURAL ENVIRONMENT POLICIES
NE2 (Protected Species) The policy aims to prevent adverse impacts on
animal or plant species, or their habitat, specifically protected by law.
Site surveys to determine the impact of the proposed development on
protected species should be carried out prior to the granting of planning
permission.
NE3 (Biodiversity and Geological Enhancement) The policy recognises
that new development can provide many opportunities for creating new
habitats and building-in features that are beneficial to biodiversity and geology
as well as providing benefits to building occupiers. The policy applies to all
new development exceeding 5 dwellings (in the case of residential
development) or incorporating gross floorspace in excess of 1000 sq m (in the
case of other development).
TRANSPORT POLICIES
T2 (Access for those with impaired mobility) New development should be
accessible to all in society and this extends to the environment surrounding
buildings. Development must also comply with Building Regulations in regard
to access for those with impaired mobility.
T3 and T4 (Pedestrians and cyclists) Development proposals must be
designed to meet the needs of pedestrians and cyclists.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellT5 (Public Transport) Development proposals must be designed to meet the
needs of public transport operators and users.
HOUSING POLICIES
H2 – H5 (Affordable Housing policies) These policies set out the Council’s
requirements for the provision of affordable housing in new development. The
Council will require 30% of new development to be provided as affordable
housing. Based on the recent update to the Housing Needs Study, the draft
revised Affordable Housing SPD (out to consultation until 15 February)
requires the 30% affordable housing requirement to be allocated as 25%
social rent, and 5% for shared ownership or reduced cost/discount market
housing.
H7 (Housing on unidentified sites) This sets out some guidance when
considering housing proposals on sites not allocated for housing development
in the local plan.
H8 (Housing Density) Newport Pagnell falls within Zone 3 for the purposes
of this policy which results in a requirement for new development to be
provided at an average net density of 35 dwellings per hectare.
H9 (Housing Mix) Development proposals that include 5 or more dwellings
should incorporate a range of house sizes and types and all dwellings will be
encouraged to meet the “Lifetime Homes” standards.
EMPLOYMENT POLICIES
E1 (Protection of Existing Employment Land) The policy aims to retain
employment land unless there would be no conflict with existing or potential
neighbouring uses and:
• the proposal would result in a significant reduction in the detrimental
environmental impact of an existing use; or
• the proposed use is one that cannot be satisfactorily accommodated
other than in an employment area; or
• The proposed use will not significantly reduce the provision of local
employment opportunities
The policy is set out in full below:
Within the City of Milton Keynes and the three Key Settlements,
planning permission will be refused for the change of use or
redevelopment of any land identified for employment use on the
Proposals Map to other purposes, unless there would be no conflict with
existing or potential neighbouring uses and:
(i) The proposal would result in a significant reduction in the detrimental
environmental impact of an existing use; or
(ii) The proposed use is one that cannot be satisfactorily accommodated
other than in an employment area; or
(iii) The proposed use will not significantly reduce the provision of local
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport Pagnellemployment opportunities.
Based on the employment statistics provided by Aston Martin, the cessation
of manufacturing on the northern site will result in the loss of 112 B2 class
jobs. In any redevelopment of the site we would be seeking a like for like
replacement of the B2 floorspace with B1 at a density of 18 sq metres per
worker – resulting in a requirement for 2000 sq metres of B1 floorspace.
TOWN CENTRES AND SHOPPING
Policies TC7 to TC9 (Newport Pagnell Town Centre) Newport Pagnell town
center meets the daily shopping needs of the residents of the town and
surrounding villages. The town centre has undergone a decline in recent
years and is affected by its proximity to the City. The Council is seeking to
stem the decline of the town centre through regeneration and by focusing new
retail development on its core.
LEISURE AND RECREATION POLICIES
L9 (Arts, entertainment and commercial leisure facilities) The policy uses
a sequential approach to identify the preferred locations for new arts,
entertainment and leisure development - town centers such as Newport
Pagnell are ranked third in the order of locational preference
L10 (Visitor Accommodation) The policy seeks to direct new proposals for
visitor accommodation to the most appropriate locations, including CMK, town
and district centres.
COMMUNITY FACILITIES POLICIES
C1 (Location of Community Facilities) The policy aims to ensure that
community facilities are accessible and well-related to the locality and that
buildings are designed to enable maximum flexibility of use by community
groups.
C6 (Childcare facilities) The policy provides criteria to guide proposals for
the provision of child care facilities.
PLANNING OBLIGATIONS POLICIES
PO1 and PO2 (General Policies) Advice is provided as to how development
proposals should make adequate provision for the infrastructure and facility
needs, either generated by the development itself or identified within the
surrounding area.
The following examples indicate the type of considerations and improvements
to which contributions will be sought. Contributions may take the form of a
combination of land, buildings and financial contributions. Provision may be
sought on-site, off-site or both. The list is not intended to be exhaustive, as
circumstances will vary between areas and sites. Two development types
that are particularly relevant to the Aston Martin site are:
26
Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellHousing developments:
• Community facilities
• Public open space, leisure and recreation facilities
• Improvements to pedestrian and cycle facilities, public transport road
access and parking
• Public art
• Affordable housing
Redevelopment of industrial and warehouse sites:
• Public open space, leisure and recreation facilities
• Small business units
• Improvements to pedestrian and cycle facilities, public transport, road
access and parking
• Landscaping and screening
PO3 (Small business units) In order to increase the stock of small business
units, proposals for the redevelopment or change of use of existing industrial
or warehousing floor space will be expected to provide a proportion of small
business units (up to 300 sq m each) as part of the new development, except
where the redevelopment or change of use is wholly to meet the operational
needs of the existing occupier
PO4 (Percent for Art) Where new development is proposed, developers are
encouraged to allocate at least 1% of the capital cost of a development
towards the incorporation of public works of art that enhance the appearance
of the development.
Note: This list is not exhaustive and depending on the nature of
redevelopment proposals, other policies may also be relevant.
Supplementary Planning Documents and Guidance
Milton Keynes Council has prepared a number of Supplementary Planning
Documents (SPD) and Supplementary Planning Guidance (SPG) on planning
obligations. The various SPDs and SPGs identify the main requirements for
infrastructure and facilities, which may be required as a consequence of
development in Milton Keynes. They also set out the financial contributions for
infrastructure and facilities, which will be sought by the Council, from
applicants seeking planning permission for new development, where
such development generates a need for the infrastructure and facilities.
The purpose of the guidance is to assist prospective developers by identifying
the costs associated with new development within the Borough. By providing
this guidance the Council also aims to minimise uncertainty and time spent on
negotiating individual planning applications. It also seeks to provide
reassurance to existing residents and occupiers of the Borough that the
Council will seek to ensure that new development will not be allowed to
undermine the quality of life provided by existing infrastructure.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellMilton Keynes is an area that will accommodate significant levels of
development in the future. In order to ensure that this development is not only
more sustainable and successful in its own right, but does not detract from the
level of services provided to existing occupants and visitors to Milton Keynes,
it is essential that the requisite level of services and infrastructure are
provided with new development.
The following SPGs and SPDs are relevant to the Aston Martin site. With the
exception of the Parking Standards SPG they can all be found on the
Council’s website at www.mkweb.co.uk/local_plan_review
.
Parking Standards SPG (www.mkweb.co.uk/transport and follow links to
the Local Transport Plan and Transport Policy). This document sets out and
explains the parking standards that have been adopted for the Milton Keynes
Council area. It covers most land use types and includes parking for cycles
and powered two wheelers as well as for motor vehicles. Guidance for the
provision of parking for people with disabilities is also included.
The standards were adopted as Supplementary Planning Guidance on 21
December 2004. The document should be read together with the Adopted
Milton Keynes Local Plan, December 2005, and in particular with the Parking
Provision Policy T15.
Newport Pagnell falls into Zone 3 in the Parking Standards SPG, this results
in the following parking standards requirements:
For B1 use: 1 space per 30 sq metres (sqm). For units over 300 sqm in size
one HGV space is needed for every 500 sqm.
For B2 use: 1 space per 60 sq metres (sqm). Any office element must have
one space per 30sqm. One HGV space is needed for every 500 sqm.
Dwellings: 1 bed dwelling 1 space per dwelling
2 bed dwelling 1.5 spaces per dwelling
3 bed dwelling 2.5 spaces per dwelling
4+ bedrooms 2.5 spaces per dwelling
Notes:
• for residential development, garages are not counted as a parking
space.
• Dwellings in Zones 2 to 4 must have a minimum of 1 off-street parking
space.
• The figures include on-street provision, minimum of 1 parking space
per 3 dwellings in Zone 2, 1 parking space per 4 in Zone 3 and 1
parking space per 5 in Zone 4.
• Development that comprises a large-proportion of 1-bed dwellings will
be assessed individually.
• MKC would normally expect dwellings with 3 or more beds in Zones 3
and 4 to be provided with at least 2 off-street parking spaces.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellConsultation draft Affordable Housing SPD – consultation closes 15
February 2007. The purpose of this document is to supplement the adopted
Local Plan's affordable housing policies. When adopted, it will replace the
Affordable Housing Supplementary Planning Guidance adopted by the
Council in July 2004. The document applies to the whole MKC area and aims
to provide detailed advice on how the planning authority will be applying
affordable housing policies when dealing with planning applications.
A significant change from the adopted Affordable Housing Supplementary
Planning Guidance is the tenure mix of the 30% affordable housing sought.
The change reflects an updated Local Housing Assessment that the Council
received in October 2006. A reduction in the threshold for sites where
affordable housing will be sought is also proposed to bring it in line with
recently published Planning Policy Statement 3.
Affordable Housing SPG (July 2004). This SPG clarifies the roles that it is
expected that the Council, landowner/developers, registered social landlords
(RSLs) and parish councils will undertake in the provision of affordable and
supported housing. It aims to provide greater certainty and a more consistent
approach to dealing with planning applications and their implementation.
The SPG also brings to developers’/landowners’ attention that planning
obligations will be required to accommodate affordable housing, including
housing for key workers, supported housing or housing for older people. This
requirement will ultimately need to be reflected in land purchase and
development costs.
The Housing Needs study for the borough has recently been updated and a
new version of the Affordable Housing SPG is currently being prepared. The
key change arising from the Study update that will need to be considered in
the redevelopment of the Aston Martin site is the mix of affordable housing
that would need to be provided. The Council will still require 30% affordable
housing on new development but this should now be provided as 20% of
dwellings for social rent, with 5% shared ownership and 5% reduced
cost/discount market housing.
Planning Obligations for Education (November 2003) outlines the
contributions sought towards nursery, primary and secondary education. The
requirement for a contribution towards education facilities will depend on the
nature and scale of any residential development, but the Council’s Education
Planning team have advised that they are likely to seek a contribution to
secondary school provision locally.
Planning Obligations for Leisure, Recreation and Sports Facilities
(January 2005) provides advice on playing fields and play areas, local and
district parks, allotments, community centres/meeting places, sports halls and
associated facilities.
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Milton Keynes Council Constraints Brief – March 2007
Aston Martin site, Tickford Street (north side), Newport PagnellDevelopment and Flood Risk SPG outlines on and off site infrastructure to
not create an unacceptable risk of flooding.
Social Infrastructure SPD (September 2005) outlines a wide range of
facilities some of which include doctors’ surgeries, libraries, waste
management, social care and museums.
Consultation Draft SPD on Sustainable Construction. Consultation on this
draft SPD closed on 29th January 2007. The purpose of this document is to
supplement Sustainable Construction Policy (policy D4) in the recently
adopted Milton Keynes Local Plan. The document applies to the whole MKC
area. It aims to provide detailed advice on how the planning authority will be
applying policy D4 when dealing with planning applications and is to help
applicants provide the information needed to satisfy Policy D4.
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Milton Keynes Council Constraints Brief – March 2007
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