PART A Agenda Item

PART A
Agenda
Item
Report of: DEVELOPMENT MANAGER
Date of Committee:
15th May 2008
Site address:
Watford Springs
Reference Number :
07/01398/FULM
Description of Development:
Erection of 3, 4 and 5 storey
buildings to provide 129 residential
units with associated parking and
open space (amended description
and plans)
Applicant
Taylor Wimpey
date received:
15th October 2007
13 week date (major):
14th January 2008
Ward:
CENTRAL
SUMMARY AND REASONS FOR DECISION
Full planning permission is sought for the erection of 129 residential units on the
site of the former Watford Springs leisure pool with vehicle access from Lower
High Street. The application follows the adoption of the Watford Springs
Planning Brief in 2006 and the sale of the site to the applicant by the Council
following a bidding process in 2007. The application was received in October
2007 and has undergone several revisions, including one major revision
requiring reconsultation with members of the public and statutory consultees.
The revised design is now considered to be acceptable in terms of its
compliance with the adopted planning brief and the impact upon the character of
the area; the setting of adjacent listed buildings; the impact upon neighbouring
uses; the layout of the site, including car parking provision; and the quality of the
architectural approach to the proposed buildings. The application is
recommended for approval subject to the completion of a s.106 planning
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obligation to secure financial contributions towards infrastructure improvements
and the provision of affordable housing within the site.
BACKGROUND
Site and surroundings
The site is located to the south of the town centre ring road and Watford High
Street railway station. The railway runs in a cutting immediately to the north of
the site. The site is located to the south west of Dyson Court, a warden
controlled flat complex, and Watford Museum, a Grade II Listed building, both of
which front onto Lower High Street. Additional listed buildings form the frontage
with Lower High Street and flank the access to the site from Lower High Street.
The Palace Theatre Store lies to the rear of buildings fronting Lower High Street
and is immediately to the east of the site. Watford Fields recreation ground, a
large area of public open space, is located immediately to the south and south
east of the site. Field Infant School and Nursery bound the site to the south and
south west. The site slopes downwards towards Watford Fields.
Two public rights of way cross the site (Watford Footpaths 50 and 52) linking
Watford Field Road to the pedestrian bridge across the railway.
The site was originally occupied by the Benskins Brewery which was replaced by
a leisure pool complex, constructed as part of the planning legal agreement for
the Harlequin Shopping Centre. The building developed structural problems and
was demolished in 2001. The site has been vacant since that date.
Proposed development
Full planning permission is sought for a residential development comprising a
mixture of 3, 4 and 5 storey buildings and containing a total of 129 dwellings; 39
of which are allocated as affordable housing. The proposals consist of 28 one
bedroom flats; 81 two bedroom flats and 20 four bedroom houses. The
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accommodation is laid out in several blocks. Blocks A and B consist of a five
storey building containing flats arranged in a long, narrow building along the
length of the site boundary with the railway line. The fourth floor is contained
within a penthouse arrangement, the front elevation of which is set back relative
to the floors below. Block C is a four storey block of flats located at the western
corner of the site. Blocks D and E, together with a crescent of three storey
townhouses, form a perimeter block arrangement with a parking court and rear
gardens within an internal, gated area. A second crescent of townhouses is sited
so that the two crescents form a splay opening outwards towards Watford Fields.
A small soft-landscaped area is located within this splay and links with the
recreation ground.
The plans have been revised on several occasions during the application
process in response to comments from consultees and officer concerns. A major
revision to the whole scheme was received 3 March 2008. Statutory consultees
and neighbours were reconsulted on these plans. The site plan was
subsequently revised again to take into account the requirements of
Hertfordshire County Council Rights of Way Unit. This was due to concerns over
inadequate provision being made for the diversion of the existing public rights of
way and the objections from Field Infant School regarding the public footpath
adjacent to the school.
The application was considered by the BEAMS Architects Panel on 3 April 2008.
A revision to the fourth floor of Block A and Block B was submitted in response
to their comments.
The final site layout includes 90 car parking spaces, 17 of which are
accommodated within integral garages serving the four bedroom houses.
Planning history
The Watford Springs Planning Brief 2006 was adopted by the Council in March
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2006 and set out the Council’s aspirations for the site. The brief includes the
provision of a community facility within the site. The site has been divided into
two sections. This application relates to the housing element. The community
facility is proposed to be sited between the site and the rear of the museum and
a proposed scheme is currently under consideration (planning application
reference: 08/00301/FULM). The planning brief document is a material planning
consideration in the determination of this application.
The site was sold by Watford Borough Council to Taylor Wimpey in 2007
following a bidding process, and part of this process included the submission of
a draft site layout plan. This has informed the current design to some extent,
including the number of units proposed.
Relevant Policies
Watford District Plan 2000
A summary of the relevant policies is provided below. For the full text of each
policy, you should refer to the main document.
Policy H5 - Development on Previously Developed Land This policy seeks to
encourage a high proportion of new residential development to be constructed
on previously developed land to ensure the sustainable and efficient use of land
in Watford.
Policy H7 Primarily Residential Areas. In these areas proposals for residential
purposes will be acceptable in principle provided they do not result in loss of
necessary off-street parking or harm to nearby living conditions or character of
the area.
Policy H8 Residential Standards. This Policy seeks a high standard of design
and layout in all new development. Refers to Policies U1, U2, U3, U7 and
relevant SPGs.
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Policy H10 - Educational and Community Facilities Requires contributions from
new developments towards any increase in demand for school places or other
social or community facilities arising from the development.
Policy H11 - Housing Mix All proposals for residential development should
provide a variety of housing types and sizes having regard to the local area’s
needs.
Policy H12 Housing Density Standards. Encourages higher density
development. On sites over 0.05H density should be at least 30 dwellings per H
(120 hab rms per H). Higher densities (over 50 dw per H) encouraged in Town
Centre and close to passenger transport facilities subject to meeting other
criteria in the WDPlan and SPG's.
Policy H17 Provision of Affordable Housing. All new housing developments of
25+ dwellings (or on sites over 1H) should provide affordable housing at 30% of
units for perpetuity. Also expected on small sites comprising phases of a larger
site.
Policy U1 Quality of Design. This Policy states that all new development should
represent high quality design to enhance the quality of the built environment of
the town.
Policy U2 Design and Layout of Development. Sets out criteria for assessing
the quality of design. New development should: a) integrate with the local
character of the area, b) provide satisfactory levels of sun and day lighting,
privacy and outlook to the proposed development and to adjoining buildings and
uses (SPGs 4 and 8), c) seek to enhance the overall quality and character of the
area and d) ensure that space is given for utility (refuse stores) and access.
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Policy U3 Integration of Character. All new development should be based on an
understanding of the local characteristics of the surrounding area. Sets out
detailed criteria used in defining the character of the area. It refers to the
Character of Area Study and Map 4 of the WDP2000 (historic character zones of
the Borough).
Policy U4 - Community Safety - All new development should be designed to
provide safety and security to the environment and reduce the opportunities and
fear of crime and anti-social behaviour.
Policy U5 - Access - Buildings should provide suitable access and facilities for
people with disabilities.
Policy U6 - Landscape Design All development proposals are required to submit
a landscape scheme as an integral part of the development. Such proposals will
be monitored and enforced.
Policy U18 Conservation Areas. The Council has designated Conservation
Areas which are areas of either special architectural or historic interest and
where it is responsible for the preservation and enhancement of the special
character and appearance of the area. In these areas development will be
resisted if inappropriate to the Conservation Area as a whole.
Policy U19 Small Scale Development in Conservation Areas. Development
would also be resisted for small scale developments which may set a precedent
for extensions/alterations that would be detrimental to the character and
appearance of the area.
Policy T4 - Transport and New Development All development proposals will be
considered against the amount, type and timings of transport movement likely to
be generated and the effect on the highway network. Where significant transport
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impacts are likely, a transport assessment should be prepared.
Policy T7 - Pedestrian Facilities in Developments Requires new development to
provide safe pedestrian access and contributions to improving pedestrian routes
to site.
Policies T9 and T10 - Cycling Facilities Encourage the provision and
improvement of facilities for cycling through off-site works, financial contributions
and on-site cycle parking facilities.
Policy T21 - Access and Servicing Requires new developments to make
adequate provision for access/egress and servicing arrangements to meet the
necessary safety and capacity requirements.
Policy T22 Car Parking Standards. Residential development will be expected to
comply with the demand-based parking standards set out in Appendix 2 of the
WDP2000.
Policy T24 - Residential Development Full parking needs should be met on-site
unless the site is in the Town centre or has good access to passenger transport.
Policy T27 - Car Park Location and Design All new car parking should be
designed, located and landscaped so as to have minimal impact on the quality of
the local environment.
Policy L8 Public Open Space. All new housing developments should provide
for public open space or make a contribution. On sites under 0.2Ha commuted
payments of £2475 per extra unit created are required and will be secured via a
S106.
Policy L9 Children’s Play Space. All new housing developments should make
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provision for children’s play space unless there is already a facility within 200m
of the site. On small sites this can be made via commuted payments (of £985
per extra unit created) and secured via a S106.
Policy SE1 - Making Development Sustainable
Development will not be permitted unless it is demonstrated that sustainable
development principles are complied with.
Policy SE4 - Energy Efficient Design
Policy SE7 - Waste Storage and Recycling in New Development - Requires new
developments to make provision for waste storage and recycling facilities.
Policy SE22 - Noise
Policy SE23 - Light Pollution seeks details of external lighting schemes to ensure
light pollution is minimized.
Policy SE27 - Flood Prevention
Policy SE28 - Groundwater Quality
Policy SE30 - Surface Water Runoff, Water Conservation and Sustainable
Drainage Systems.
Policy SE37 Tree Protection. This Policy seeks retention of trees through
conditions or planning obligations and, where appropriate, their replacement with
locally native species.
Policy SE39 Tree Provision. On sites containing trees and/or hedgerows the
Council will expect a survey of existing vegetation and a plan for protection.
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Supplementary Planning Guidance Notes
SPGs 4, 5 and 10 were prepared in accordance with paragraphs 3.15 to 3.18 of
PPG12: Development Plans and give guidance further to Policies H8, L8, L9,
U1, U2 and U3 of the Watford District Plan 2000. The consultation process for
SPGs 4, 5 and 10 was as follows: two 6 week periods of public consultation (19th
- 30th June 2000 and 11th May -22nd June 2001); notices in Watford Observer
and London Gazette; publicity in Watford Today, Watford Council website and in
One Stop Shop at the Town Hall; all statutory consultees, residents groups and
local interest groups informed of consultations. SPGs 4, 5 and 10 were adopted
by the Planning and Highways Committee on 11th October 2001.
SPG4 Privacy Guidelines. This guideline aims to ensure reasonable levels of
privacy between new and existing development by requiring 27.5m between first
floor windows to habitable rooms and a distance of 13.75m between first floor
windows and garden boundaries. In certain circumstances screening can assist.
SPG5 Private Gardens. This guideline aims to ensure that every house, and
where appropriate flat, has its own private amenity space of 37.2sqm for 1 or 2
people plus 18.6sqm for every additional person. It also gives minimum garden
length of 13.75m.
SPG10 - Open Space Provision This guidance supports Policies L7-L11 of the
Watford District Plan 2000 and provides greater detail with regard to the
provision of on-site open space and children’s play space and calculations in
respect of commuted payments (only allowed in exceptional circumstances).
SPG14 - Designing for Community Safety.
Watford Springs Planning Brief
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National Planning Policy
Planning Policy Statement 1: Delivering Sustainable Development
It reinforces the role of planning as a positive and proactive activity which should
ensure high quality development through good design, sustainable development,
social inclusion and good use of resources. Design assessment should include
function as well as appearance, security, density, character of locality, and
mobility access.
PPS3 - Housing Encourages higher density developments in accessible
locations and existing urban areas. Encourages good design to create
attractive, high quality environments:
•
create places with their own identity but respect and enhance the local
character
•
promote design that embraces issues of public health, crime prevention
and safety
•
give priority to pedestrians over vehicles
•
promote energy efficient housing
Also encourages provision of Affordable Housing in line with a local needs study
and DETR Circular 6/98.
PPG13 - Transport This gives guidance on how the Government’s objectives
for integrated transport can be achieved through land use planning, through
promoting more sustainable transport choices, promoting accessibility to jobs,
shopping, leisure facilities and services, and to reduce the need to travel by
private car.
PPS25 - Development and Flood Risk.
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CONSULTATIONS
Neighbour consultations
459 properties were consulted by letter on 25 October 2007 and again on 5
March 2008 (revised plans) in the following streets:
Lower High Street; Farthing Close; Smith Street; Watford Field Road;
Granville Road; Lower High Street, Watford ;Neal Street, Watford ;Roberts
Road; The Crescent ;Dyson Court, Lower High Street ; Tucker Street;
Vicarage Road; Muriel Avenue.
Letters were also sent to: Watford Museum; Watford Community Church;
Watford Field Junior School; Central Town Residents Association; Field Infants
School; Watford Mosque And Welfare Association; Friends Of Watford Museum;
Watford Palace Theatre Workshop.
17 responses were received making the following comments:
First round of consultation:
Proposed development is a great disappointment and a missed
opportunity.
Concerns over inconsistencies in the plans.
Failure to respond to the Planning Brief.
Does not respect the character of the area in layout, massing or finishes the use of cladding and render is at variance with the traditional building
materials in the area.
High ratio of flats to houses despite a need for a mixture of different sized
family houses.
The design is not of sufficient quality to justify a fifth storey on Blocks A
and B.
The position of the five storey building will compromise the view of the
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museum from the High Street.
The developers have by-passed the requirement of the Brief to improve
the setting of the museum by allocating the area immediately adjacent to
the museum for a community building.
The access to the rear of the site is tortuous, passing through parking
areas.
Lack of footways on the road - concerns over pedestrian safety.
Pedestrian access to some flats is interrupted by planting.
Concerns over parking and whether future occupants of the site would be
entitled to residents’ parking permits for the surrounding streets.
Concerns over the height of buildings overlooking the school and nursery
building.
Maintenance of safe access to Field Infant School during building work.
Concern over levels of noise and dust during development.
Difficulty in maintaining the hedge on the boundary of Field Infant School
and the site due to the proximity of buildings.
The re-routing of the footpath will affect the admission criteria for Field
Infant School.
Lack of parking provision within the development.
Concern that bins stored in the footpath adjacent to the school would
cause an obstruction.
The footpath adjacent to the school must be well lit.
Overlooking of other properties within the development from the tallest
block (A/B)
The site is not level. Will it be leveled or will the buildings be built on the
slope.
Is there a residential travel plan for the site?
The train service from High Street station is not served by fast trains to
London.
Loss of trees adjacent to Watford Fields.
Not in keeping with the Victorian character of Watford Fields.
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No thought has been given to the impact of an increased number of
residents on local amenities such as doctors, dentists, hospitals etc.
Concerns over the security and safety of the existing public right of way
due to the creation of a dark and narrow passageway. The proposed
planting within the gardens backing onto the passage will add to the
enclosed feel.
How will the site be serviced by refuse collection and other large
vehicles?
Loss of light to Field Infant and Nursery School.
Concerns over narrow width of road. Suggest one way system entering
from Lower High St and exiting onto Watford Field Road.
Trees shown as being within Dyson Court are in fact on the application
site. Their loss would be harmful to the outlook and privacy of Dyson
Court.
Pedestrians will have to walk behind parked cars with possible danger
from reversing vehicles.
Suggest a reduction in height of Block A from 4 storey to 3 storey at the
point closest Dyson Court.
Central Town Residents’ Association and Neighbourhood Watch Group
57 commented that ‘as an overall scheme this looks to be a good
development proposal’ although they had concerns over the impact on
Dyson Court.
Second round of consultation:
This could have been built anywhere…even though DHA refer to it’s
“unique character”.
Criticises the lack of improvements to the museum despite para. 4.11 of
the Brief requiring this.
The proposed buildings do not comply with the requirements of the Brief.
Object to gating of footpath adjacent Field Infant School - this will make
access to the school more difficult and discourage walking to school.
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The revised HomeZone design would appear to make it easier for
vehicles to speed.
Trees in gardens backing onto the path adjacent Field Infant School will
obscure street lighting.
The different road surfacing materials give no sense of continuity and
break the site up.
The community church should be next to the school, rather than a block of
flats.
The Committee will be advised of any additional representations received after
the date this report was written.
Advertisements in local paper / site notices
Site notices: 26 October 2007 and 11 March 2008
Press notice: 26 October 2007 and 14 March 2008
Statutory consultations
Hertfordshire Highways
No objection subject to a condition requiring the provision of the section of
highway to be adopted at the vehicle entrance to the site in accordance with the
submitted highway drawing.
Environment Agency
Originally objected because the Flood Risk Assessment (FRA) did not
adequately address all the potential options for a sustainable surface water
drainage system, with a potential increased risk of flooding.
Subsequently withdrew their objection once the current, satisfactory FRA had
been submitted. This is subject to a condition requiring the implementation of the
sustainable drainage measures proposed.
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Hertfordshire Constabulary Architectural Liaison Officer
Requires the fencing at the rear of Dyson Court to be 2.4 metres in height,
details of the proposed gates and a gate closing the pedestrian link between
plots 61 and 62. Recommends a gate between Blocks D and E to create a
gated community in the centre of the site.
Hertfordshire Constabulary Planning Obligations Manager
The police do not request any financial contributions.
Thames Water
No objection but advises that the separate consent of the water company will be
required to connect the development to public sewers.
Arboricultural Officer
The tree losses are generally acceptable as they are semi-mature specimens
planted as part of the leisure pool development and have not reached a size
where they cannot be easily replaced. The latest revision to the scheme,
including the proposed landscaping scheme is considered to be acceptable,
subject to some minor changes to the species of tree adjacent to Dyson Court
and the omission of a proposed hedge at the boundary with the recreation
ground.
Hertfordshire County Council Planning Obligations Officer
Recommends financial contributions towards improvements to primary schools,
libraries and youth and childcare facilities. These have been accommodated
within the proposed s.106 planning obligation.
English Heritage
No objection.
Hertfordshire County Council Rights of Way Unit.
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Originally objected to the gating of the footpath adjacent to the school and the
lack of separation between pedestrian and vehicular traffic on the diverted public
rights of way. The final, revised layout has been designed in conjunction with the
Rights of Way Unit, who no longer object to the proposals, subject to details
being submitted for the surfacing of the paths and measures to protect the
footway from vehicles. These can be controlled by a condition.
________________________________________________________________
APPRAISAL
The Development Plan for the site, for the purposes of Section 38(6) of the
Planning and Compulsory Purchase Act 2004, comprises the “saved” policies of
the Hertfordshire Structure Plan Review 1991-2011 and the Watford District Plan
2000. The Structure Plan was adopted in April 1998 and provides strategic level
policies for the area. In so far as its “saved” policies are still consistent with
emerging regional guidance and PPGs and PPSs, they continue to have weight
as material considerations in accordance with the above Act. The District Plan
was adopted in December 2003 and provides local level policies. This Plan
provides the most up to date “development plan” policies and should therefore
be afforded considerable weight in decision making on planning applications.
The Supplementary Planning Guidelines have been prepared and adopted
following consultation exercises detailed above. They are, therefore, a material
consideration in the determination of planning applications and are intended to
ensure consistency in decision making.
Land allocation
The site is identified as a key site for the preparation of a planning brief (Policy
IMR1). The policy refers to a mixed use scheme; however, the subsequent Brief
focused on the provision of housing with the possibility of some community
facilities.
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General housing policies
Policy H3 referred to the phased release of housing land and is mentioned in the
Planning Brief. The policy has now expired and it was not included in the
direction of the Secretary of State saving certain policies within the District Plan
from deletion.
The s.106 planning obligation proposed by the applicant allocates 30 percent of
the proposed dwellings as affordable housing, equating to 39 units. Of these 39
units the proposed agreement requires that 12 are one bedroom flats, 24 are two
bedroom flats and 3 are four bedroom houses. At least 75% of these units shall
be for social rent. This mix and tenure of affordable housing is considered to be
acceptable and complies with Policy H17 of the District Plan and SPG1 Affordable Housing.
The mix of housing generally within the site is considered to be acceptable.
There is a larger proportion of flats relative to houses; however, the housing will
have a strong visual presence within the site and the character will not be
excessively dominated by flats. It is not considered inappropriate to allow high
density flat development within this town centre location, close to local facilities
and transport links. National planning policy PPS3: Housing recommends siting
high density housing in sustainable locations such as this.
Design and layout
The site layout has been revised on four occasions following extensive
negotiations. The building layout has undergone minor changes during the life of
the application. The width of Block A has been reduced by three metres, thereby
moving it further from Dyson Court. One townhouse has been removed from the
original scheme to allow for a wider footpath serving the rear entrance to Field
Infant School. A main aim of the revisions was to improve the links between the
site and the surrounding area. The revised layout allows pedestrian and cycle
access from Watford Field Road through to Lower High Street via a re-paved
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area to the south west of the Palace Theatre Store. The two public rights of way
will require diverting, but have been retained following a revised route. The
footpath adjacent to Field Infant School has been retained and increased in
width to four and a half metres. This width is necessary to reduce the threat and
perception of crime and anti-social behaviour because the footpath is poorly
overlooked. The footpath is not proposed to be gated. The alterations to the
pedestrian routes through the site are unlikely to result in inconvenience to
pedestrians and are considered to be comply with the requirements of the Brief
(para. 4.9) which seeks to maintain or enhance existing footpaths.
The original scheme provided a pedestrian link between Plots 61 and 62 through
to a central parking court for Blocks D and E and beyond to the community
building site and Lower High Street. This narrow link was considered to be
inadequate to serve the needs of pedestrians. The revised layout provides a link
to the front of Block D, allowing the central courtyard formed by Block D, E and
Plots 59-64 to be gated, thereby improving the security of the parking court and
the rear of the dwellings.
The lighting scheme submitted with the application shows three lamps
illuminating the footpath adjacent to the school, together with an existing lamp at
the southern end adjacent to the recreation ground. A condition is recommended
to ensure the submission of a revised lighting scheme to take into account the
revisions to the site layout.
The layout attempts to provide an environment in which pedestrians have priority
over motor vehicles. The type of surface, tight bends and position of parking
bays and landscaping will all serve to reduce vehicle speeds. This arrangement
is considered to be acceptable for the number of pedestrians accessing the
housing within the site. The existing public rights of way through the site are
heavily used by pedestrians, including young school children walking from the
town centre to Watford Fields area and beyond. These routes are proposed to
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be more clearly separated from the roadway to protect pedestrians, in
accordance with the advice of Hertfordshire County Council Rights of Way Unit.
The proposed layout is considered to reflect the requirement of the Brief for “a
strong landscape link with The Fields” with the crescent of houses leading the
eye outwards onto the recreation ground. The changing rooms for the recreation
ground, provided by the Borough Council, are currently housed within a poor
quality building located directly in front of the splay formed by the town houses.
The proposed s.106 planning obligation includes a financial contribution to
secure the removal of the existing facility and the provision of a better quality
replacement building elsewhere on Watford Fields.
The appearance of the proposed buildings has undergone changes during the
life of this application. The original approach was considered to be bland, with a
confused mix of styles and poor quality fenestration. The roof forms resulted in a
heavy appearance and related poorly to the remainder of the building below. The
proposals were revised prior to the second round of public consultation. The
revised design concept is considered to demonstrate an improved architectural
style with a more coherent design approach. The style of building is
contemporary, but relatively simple and unobtrusive. The buildings demonstrate
a reasonable degree of order within the facades with greater symmetry, rhythm
and vertical emphasis being introduced as part of the amendments to the design.
The roof forms are considered to relate more effectively to the elevations below
than previously.
Blocks A and B have undergone significant revisions, with remodeling of the
fenestration to provide greater vertical emphasis and a larger proportion of
glazing. A more symmetrical approach has been adopted with greater emphasis
given to the entrance doors. The comments of the BEAMS Architects Panel were
received in April 2008 and the suggestion to set the fourth floor back to allow a
small roof terrace to improve both the appearance of the building and the
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amenity of future occupants was adopted. The resulting building is considered to
be acceptable in terms of its appearance.
The internal layout of the buildings throughout the site is considered to be
acceptable with reasonable room sizes and arrangement. The access corridor to
the flats in Blocks A and B is sited to the rear of the building to act as a buffer to
noise from the railway and ring road beyond. This is considered to be an
acceptable approach.
Building for Life (paragraph 4.4 of the Planning Brief)
The applicant has provided an assessment, produced by their architect, to
demonstrate that the scheme will achieve the Gold Standard in accordance with
Para. 4.4 of the Planning Brief. It is difficult to evaluate the accuracy of this
assessment as the Building for Life assessment would take place once the
development is built and is undertaken by a panel of judges with a degree of
subjectivity involved.
EcoHomes (paragraphs 4.2 and 4.5 of the Planning Brief)
The applicant has submitted a BREEAM EcoHomes pre-assessment report in
which is stated that the scheme will achieve the “Excellent” rating. The applicant
has confirmed that they would be willing to accept a condition requiring the
submission of a certificate proving this rating had been achieved prior to the
occupation of the development. It is not possible fully to assess compliance until
the development is built.
Character of the area and the street scene
The Planning Brief requires the design approach to be based on retaining and
strengthening the existing character of the area. The site should have a distinct
identity and innovative approaches using modern materials are encouraged by
the Brief. The area is described in the Brief as “mixed in use and character”
(para. 4.14) although elsewhere in the Brief it is described as “predominantly 19th
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century with some more recent development”. Appendix 2 of the Brief sets out
the zones within which certain building heights will be allowed. The proposals
are considered broadly to comply with the building heights set out in Appendix 2
of the Brief. The buildings are taller to rear of site, up to the five storey maximum
stipulated in the Brief. This is considered to be acceptable as this part of the site
is more strongly associated with the larger buildings of the town centre, with the
Harlequin Centre visually dominant in the background. The scale of buildings
reduces to three storey townhouses fronting Watford Fields. The width of the
townhouses is reasonably close to the plot widths of the terraced housing in
nearby streets. The three storey elevations of these houses are taller than
nearby Victorian housing, although the roofs are shallower. This approach is not
considered to be harmful to the character of the area. The Brief does not require
the proposals to match the style of surrounding housing and the site is separated
from the Victorian terraces of the Watford Fields area by a large area of open
space and the adjacent school.
The listed buildings fronting Lower High Street (196, 198, 202 and 202A) are
important to the character of the area. The proposed development must preserve
the setting of these buildings. The height of Blocks D and E, closest to the listed
buildings is considered to be appropriate and will not be visually dominant. The
proposed access to the site is similar to the existing arrangement and will not
harm the setting of the Museum or 198 High Street. Block D will be the most
visible building within the setting of the listed buildings when viewed from Lower
High Street and Watford Field Road. The proposed community building site
separates the housing site physically and visually from the listed buildings to
some extent. It is considered that the setting of the listed buildings will not be
harmed by the proposed development.
Paragraph 4.11 of the Planning Brief requires the setting of the museum to be
improved as part of the application. The housing site, the subject of this
application, is separated from the museum by the community building site. It is
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appropriate that the housing site, which attracts the highest land values should
provide these improvements, rather than the community building, which is to be
leased from the Council by a charity. A financial contribution has been
negotiated and included in the proposed s.106 planning obligation to allow the
area to the rear of the museum to be improved. This area is currently considered
harmful to the setting of the museum due to the poor quality road surface and
the visually obtrusive wire mesh fencing on the boundary of the museum. The
financial contribution will allow resurfacing of this area to link the museum more
effectively with the new community building and improve the quality of the
access to the museum and Dyson Court. The payment will also be sufficient to
provide better quality boundary treatment, (e.g. metal railings), to the rear of the
museum.
Impact on neighbouring properties
Dyson Court
The original scale of Block A was considered to be overbearing upon occupiers
of Dyson Court due to its proximity to the windows serving habitable rooms. The
building was four storeys in height and 13 metres from the south west elevation
of Dyson Court. The revised design shows the building 15.5 metres from Dyson
Court and it has been reduced in height to three storeys closest to Dyson Court.
These revisions, together with the relatively narrow depth of Block A, are
considered to be sufficient to avoid harm to the amenity of occupants of Dyson
Court.
Field Infant and Nursery School
Concerns over windows of Block C overlooking the school have been addressed
through revisions to the internal layout. The majority of windows facing the
school now serve the stairwell and corridors to the flats rather than habitable
rooms. Four bedroom windows still face the school. This much reduced level of
overlooking is considered to be acceptable.
D 22
Block C is positioned 15 metres to the north of the nursery school building. This
is considered to be sufficient to prevent the building being excessively
overbearing. The position to the north of the nursery will not result in any loss of
direct sunlight.
The most recent revision to the layout of the footpath adjacent to the school
ensures that pedestrians accessing the school will not be inconvenienced. The
4.5 metre wide path is more than adequate to allow pushchairs and wheelchairs
to be manoeuvred easily and allows parents collecting children to congregate
without blocking the right of way. A condition is recommended requiring
submission of details of all hard surfacing within the site to ensure a good quality
appearance and safety for users of footpaths and roads.
Proposed Community Building.
The proposed community building site is currently the subject of a planning
application by Watford Community Church for a building housing a community
church centre, auditorium, café, training facilities and children’s facilities
(planning application reference 08/00301/FULM). The proposed building is
considered to relate well to Block D opposite in terms of its scale and
appearance. The community building is not considered harmful to the amenity of
future occupants of Block D.
Transportation, access and parking
Paragraph 4.6 of the Brief requires the primary vehicle access to be from Lower
High Street. The proposed scheme includes a short section of highway off the
roundabout on Lower High Street to be adopted by the Highway Authority which
will include a pedestrian footway. Beyond this, the highways within the site follow
a ‘home zone’ model and will be privately managed. The Highway Authority does
not object to this approach.
D 23
Car parking
Paragraph 4.6 of the Planning Brief states that “efforts should be made within the
scheme to minimise the need for car ownership” and this includes reducing
levels of private parking. The proposed development incorporates 90 car parking
spaces to serve the 129 units. This level of parking is well below the maximum
standards set out in the District Plan. However, the reduced parking provision is
considered to be acceptable in this instance for several reasons. Firstly, the
Planning Brief requires a reduced level of parking provision. Secondly, the site is
in a very accessible location within a short walk of the town centre; immediately
adjacent to a railway station and close to bus routes. It is therefore not essential
for occupiers of the site to own a car. Thirdly, future occupiers of the
development will not be eligible for residents’ parking permits for on-street
parking in the surrounding Controlled Parking Zones. Elsewhere in the town
centre, parking is controlled by meters or yellow lines. There are therefore few
parking options for future residents other than to park within the site. A condition
is recommended to require the submission of details of physical measures to
prevent parking outside of dedicated bays within the site, e.g. bollards, high
kerbs, railings and other forms of hard landscaping.
Cycle parking
Adequate, secure cycle parking facilities have been provided within the site.
These are housed within stores at ground floor level within the buildings. This is
considered to be an effective means of reducing the visual dominance of the
stores.
Financial Contributions
The applicant has indicated a willingness to enter into an agreement under
Section 106 of the Town and Country Planning Act 1990 to provide
improvements to: sustainable transport measures; youth and childcare facilities;
library facilities; education facilities; public open space; children’s play space;
health and medical facilities; the setting of Watford Museum and a contribution
D 24
towards the cost of varying the Traffic Regulation Order in the vicinity of the site.
The agreement has not yet been signed and as such Recommendation B is
proposed, such that planning permission may be refused if a signed agreement
is not received within one month of the committee meeting.
Trees and landscaping
This Council’s Arboricultural Officer advises that the proposed tree protection
measures are acceptable and will prevent harm to the existing trees which are to
be retained.
The proposed removal of some semi-mature trees is considered to be
acceptable as they formed part of the previous landscape scheme associated
with the demolished leisure pool. It is to be preferred that more suitable trees,
specific to this current proposal, are provided in accordance with the submitted
landscape scheme.
Trees adjacent to the boundary with Dyson Court are affected by the proposed
car parking area and are proposed to be replaced with a hedge. Three trees are
proposed adjacent to the flank wall of Block A in order to soften the appearance
of the new building when viewed from Dyson Court and to compensate for the
likely loss of trees immediately adjacent to the boundary. This arrangement is
considered to be a reasonable approach.
Consideration of objections received
The majority of concerns are addressed elsewhere in this report.
Concerns relating to noise and dust during the construction of the development
can be overcome to some extent through a condition requiring the submission
and adherence to a Construction Environmental Management Plan. These
issues are also covered by other environmental legislation which is not the remit
of the Local Planning Authority.
D 25
There is no residential travel plan proposed for the site. The site is already well
served by public transport and measures to control car parking are in place and
discussed elsewhere in the report. There is no particular need for a travel plan in
what is already a sustainable location.
The impact of additional residents on existing infrastructure such as doctors,
dentists etc. is mitigated by the proposed s.106 planning obligation, which
includes financial contributions towards health care provision. If the agreement is
not signed, the application is recommended for refusal.
It is not possible to influence the position of the community building through this
application. This building is the subject of a separate application and the land
has been leased to the church group for this particular purpose. This application
should be determined on its merits.
Conclusion
The principle of the provision of a mix of housing on the site has been
established in policy terms by the adoption of the Watford Springs Planning Brief
(2006). It is considered that the proposed development is sufficiently in
accordance with the Watford Springs Planning Brief and relevant policies in the
District Plan to be acceptable.
The mix of housing proposed, which includes a high proportion of flats, is
considered to be acceptable, due to the sustainable, town centre location where
government policy encourages high density residential development to be
focused. The proposed s.106 planning obligation, if signed, will provide for
affordable housing at an acceptable level.
This report has assessed the impact of the proposals upon the general character
of the Watford Fields area and the development is considered to be acceptable
D 26
in this respect. More specifically, the layout and built form of the proposed
development will not have a negative impact upon the setting of the Listed
Buildings fronting Lower High Street.
The proposed development is considered to be acceptable in terms of its impact
upon the amenity of adjacent properties. The design of Blocks A and B has been
revised and is now relates to Dyson Court in a reasonable manner. The impact
upon Field Infant and Nursery School has been taken into account and the
proposals have been revised to reduce overlooking and improve pedestrian
access.
The layout of the site is considered to be acceptable, in its revised form,
following extensive negotiations with the Local Planning Authority. The site
connects effectively with existing routes and spaces surrounding the site. The
layout of buildings and the spaces created between them are considered to
create a place of sufficient quality to be recommended for approval. Adequate
provision is made for car parking considering the location of the site near to
public transport and the town centre facilities. Provision is made for the storage
of cycles. Provision is also made for the storage of refuse and the site is
accessible by refuse collection and other service vehicles.
The revised style and appearance of buildings within the site is considered to be
acceptable. A coherent design approach has been arrived at following
negotiations which is considered to be of sufficient architectural quality to be
recommended for approval.
The application, in its revised form is considered to be acceptable and is
recommended for approval, subject to the completion of a s.106 planning
obligation.
D 27
RECOMMENDATIONS
(A)
That planning permission be granted subject to the completion of a
planning obligation under s.106 of the Town and Country Planning Act
1990 to secure the following contributions and subject to the conditions
listed below:
Section 106 Heads of Terms
i)
To secure financial payments to the Council of:
a)
£250,000.00 (index linked) towards the provision and improvement
of public open space (including a contribution for replacement
changing rooms) in the Borough in accordance with Policy L8 of
the Watford District Plan 2000;
b)
£99,485.00 (index linked) towards the provision and improvement
of children’s play space in the Borough in accordance with Policy
L9 of the Watford District Plan 2000;
(c)
£56,715.00 (index linked) towards the provision and improvement
of healthcare facilities in the Borough in accordance with Policy
H10 of the Watford District Plan 2000;
(d)
£75,200 (index linked) towards the improvement of the setting of
Watford Museum in accordance with Policy IMR2 of the Watford
District Plan 2000 and the Watford Springs Planning Brief 2006.
ii)
To secure financial payments to the County Council of:
D 28
(a)
£71,125.00 (index linked) towards the implementation of the South
West Hertfordshire Transport Strategy and sustainable transport
measures in Watford in accordance with Policies T1, T2, T4, T7,
T9 and T11 of the Watford District Plan 2000;
(b)
£41,410.00 (index linked) towards the provision and improvement
of youth and child care facilities in the Borough in accordance with
Policy H10 of the Watford District Plan 2000;
(c)
£26,316.00 (index linked) towards the provision and improvement
of library facilities in the Borough in accordance with Policy H10 of
the Watford District Plan 2000;
(d)
£138,617.00 (index linked) towards the provision and improvement
of education facilities in the Borough in accordance with Policy H10
of the Watford District Plan 2000;
iii)
To secure the provision, if required, of fire hydrants on the site.
iv)
To secure a contribution towards the variation of the CPZ Traffic
Regulation Order to exclude residents of the development from
entitlement to resident parking permits for the controlled parking zones in
the vicinity of the site.
Conditions:
1.
The development to which this permission relates shall be begun within a
period of three years commencing on the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and
Country Planning Act 1990 as amended by Section 51 of the Planning
D 29
and Compulsory Purchase Act 2004.
2.
No work on the site shall be commenced until details of the phasing of the
development hereby approved have been submitted to and approved in
writing by the Local Planning Authority ("the Phasing Scheme").
Reason: To ensure that each phase of the development complies with all
relevant policies and is capable of being occupied independently of the
remainder of the site in accordance with Policies U1 and U2 of the
Watford District Plan 2000.
3.
No part of the development hereby approved shall be occupied until all
existing fencing on the boundary between Watford Field and the
application site has been removed.
Reason: To ensure the proper integration of the site with its context in
accordance with Policies U2 and U3 of the Watford District Plan 2000 and
the Watford Springs Planning Brief 2006
4.
No work on the site shall be commenced until tree protective fencing has
been erected to protect all trees and shrubs which are to be retained in
accordance with the Arboricultural Method Statement (prepared by ACD
Arboriculture) submitted with this application and Tree Protection Plan
drawing no. WIM16301-03 (or any drawing approved by the Local
Planning Authority superseding this drawing). No works shall be
undertaken except in strict accordance with the approved Arboricultural
Method Statement. No materials, vehicles, fuel or any other ancillary
items shall be stored or buildings erected within the tree protective
fencing; no changes in ground level may be made within the spread of
any tree or shrubs (including hedges) without the previous written consent
of the Local Planning Authority.
D 30
Reason: To safeguard the existing trees and shrubs (including hedges)
which represent an important visual amenity during the period of
construction works in accordance with Policy SE37 of the Watford District
Plan 2000.
5.
No work on the site shall be commenced until details of all below ground
services and cabling (electricity, gas, telephone, foul water, surface water,
etc), including any temporary connections for site huts showing depth,
width and routing of all trenches have been submitted to and approved in
writing by the Local Planning Authority. Any alterations to the approved
layout during construction that falls within 12m of any retained tree shall
be notified to and approved by the Local Planning Authority before any
excavation is made.
Reason: To ensure all existing trees to be retained are not prejudiced by
the development in accordance with Policy SE37 of the Watford District
Plan 2000.
6.
No work on the site shall be commenced until full details and
specifications for walls, fences, gates, railings and bollards to be used in
the development (including measures to prevent vehicles accessing
landscaped areas or areas reserved for pedestrians), have been
submitted to and approved in writing by the Local Planning Authority. No
dwelling within a particular phase of the development as defined by the
approved Phasing Scheme shall be occupied until the works associated
with that phase have been completed in accordance with the approved
details, unless otherwise agreed in writing by the Local Planning
Authority.
Reason: In the interests of the security, safety and visual appearance of
D 31
the development in accordance with Policies T7, H8, U1, U4 and U5 of
the Watford District Plan 2000 and SPG14 - Designing for Community
Safety.
7.
No dwelling within a particular phase of the development as defined by
the approved Phasing Scheme shall be occupied until the garages and
parking spaces associated with that phase have been provided in
accordance with the approved plans. The garages and parking spaces
hereby permitted shall be retained at all times thereafter and shall not be
used for any purpose other than for the parking of motor vehicles owned
or used by persons who are residents at, or visitors to, the dwellings
which are the subject of this permission.
Reason: To ensure that adequate and satisfactory provision is made for
the garaging and parking of vehicles associated with the dwellings hereby
approved and to prevent the letting of garages to other persons in
accordance with Policy T22 of the Watford District Plan 2000.
8.
No work on the site shall be commenced until details of all hard
landscaping within the site, including materials, specifications and a full
schedule of works have been submitted to and approved in writing by the
Local Planning Authority. No dwelling within a particular phase of the
development as defined by the approved Phasing Scheme shall be
occupied until the hard surfacing works associated with that phase have
been completed in accordance with the approved details, unless
otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that good quality hard surfacing is provided to serve
the development in the interests of pedestrian and vehicle safety and the
visual appearance of the site, in accordance with Policies T7, H8, U1, U4
and U5 of the Watford District Plan 2000.
D 32
9.
Notwithstanding the provisions of Article 3 of the Town and Country
Planning (General Permitted Development) Order 1995 (or any
modification or re-enactment thereof), no development permitted under
Schedule 2, Part 1; Part 2 and Part 40 of the Order shall be carried out to
the development hereby approved without the prior written permission of
the Local Planning Authority.
Reason: To enable the Local Planning Authority to ensure that any such
developments are carried out in a manner which will not be harmful to the
character and appearance of the proposed development and will not
prove detrimental to the amenities of adjoining occupiers in accordance
with Policies U1, U2, U3 and H8 of the Watford District Plan 2000.
10.
The landscaping of the site shall be carried out in strict accordance with
ACD Landscape Architects Drawing WIM 16301-10 Sheet 1 of 2 and WIM
16301-10 Sheet 2 of 2 within the first planting and seeding season
following the first occupation of any part of any phase of the development
to which it relates, as defined by the approved Phasing Scheme. Any
trees or plants, whether new or existing, which within a period of five
years die, are removed or become seriously damaged or diseased shall
be replaced in the next planting season with others of similar size and
species, or in accordance with details approved by the Local Planning
Authority.
Reason: In the interests of the appearance of the site, and in accordance
with Policies U1, U2, U3 and U6 of the Watford District Plan 2000.
11.
No dwelling within a particular phase of the development as defined by
the approved Phasing Scheme shall be occupied until a certificate
demonstrating that that phase of the scheme has achieved EcoHomes
D 33
Excellent rating has been submitted to and acknowledged in writing by the
Local Planning Authority.
Reason: To ensure that the scheme is as environmentally sustainable as
possible in accordance with para. 4.2 and 4.5 of the Watford Springs
Planning Brief 2006; Policies SE1, SE4, SE7 and SE30 of the Watford
District Plan 2000 and the EcoHomes Pre-assessment submitted by the
Applicant.
12.
No work on the site shall be commenced until a Construction
Environmental Management Plan has been submitted to and approved in
writing by the Local Planning Authority. This Plan shall include details of
temporary access for construction vehicles, contractors parking, the
delivery and storage of materials, measures to mitigate noise and dust,
wheel washing facilities, plant and equipment and a contact procedure for
complaints. The Plan as approved shall be implemented throughout the
construction period.
Reason: To safeguard the amenities and quiet enjoyment of
neighbouring properties and prevent obstruction of the adjoining highway
during the time that the development is being constructed, pursuant to
Policies T4 and SE22 of the Watford District Plan 2000.
13.
Construction of the development hereby permitted shall not take place
before 8am or after 6pm Mondays to Fridays, before 8am or after 1pm on
Saturdays and not at all on Sundays and Public Holidays.
Reason: To safeguard the amenities and quiet enjoyment of neighbouring
properties during the time that the development is being constructed,
pursuant to Policy SE22 of the Watford District Plan 2000.
D 34
14.
No work on the site shall be commenced until all access and junction
arrangements serving the development have been completed in
accordance with the approved plan no 8247-01 August 07 (or any
subsequent plan approved in writing by the Local Planning Authority). No
part of the development shall be occupied until the access and junction
works have been undertaken and the site access roads provided in
accordance with the approved plans.
Reason: To ensure that adequate access arrangements are provided to
serve the development in accordance with Policies H8, T4 and U2 of the
Watford District Plan 2000.
15.
No work on the site shall be commenced until details of surface water
source control measures based upon the Flood Risk Assessment
prepared by RSK Group PLC dated November 2007 have been submitted
to and approved in writing by the Local Planning Authority. The surface
water drainage system shall not be constructed otherwise than in strict
accordance with the approved details, unless otherwise agreed in writing
by the Local Planning Authority.
Reason: To prevent the increased risk of flooding and to improve water
quality in accordance with Policies SE27, SE28 and SE30 of the Watford
District Plan 2000 and Planning Policy Statement 25: Development and
Flood Risk.
16.
No work on the site shall be commenced (unless otherwise agreed in
writing by the Local Planning Authority) until samples and written
specifications of the following building elements have been submitted to
and approved in writing by the Local Planning Authority:
1.
GRP cornice features.
D 35
2.
Curtain walling frames.
3.
Curtain walling glazed panels.
4.
Balcony supports, frames and glazed panels.
5.
French doors.
6.
Rainwater goods.
7.
Exterior cladding.
8.
Grilles to cycle and refuse store window openings.
9.
Front doors.
10.
Balcony railing for fourth floor of Block A and Block B.
11.
Full specifications of the aluminium-framed windows.
The materials and finishes used in the construction of the development
shall correspond with the approved samples and written specifications in
all respects.
Reason: To ensure that the materials conform with the visual amenity
requirements of the area in accordance with Policy U3 of the Watford
District Plan 2000.
17.
The materials used in the development shall correspond with the following
specifications and samples received by the Local Planning Authority on
18 April 2008:
1.
Roofs: Sarnafil PVC single-ply roofing membrane - lead grey.
2.
Facing brick: Baggeridge Brick - Caldera Red Multi.
3.
Render: Weber Monocouche through-coloured render - Off White.
4.
Windows: Aluminium framed.
Reason: To ensure that the materials conform with the visual amenity
requirements of the area in accordance with Policy U3 of the Watford
District Plan 2000.
D 36
18.
No dwelling within a particular phase of the development as defined by
the approved Phasing Scheme shall be occupied until the bicycle stores
shown on the approved plans within that phase have been provided in
accordance with the approved plans. The stores shall not be used
otherwise than for the storage of bicycles and shall be retained for this
purpose at all times thereafter.
Reason: To ensure adequate and accessible bicycle storage facilities are
provided with minimal visual impact, in accordance with Policies T10 and
U2 of the Watford District Plan 2000.
19.
No dwelling within a particular phase of the development as defined by
the approved Phasing Scheme shall be occupied until the refuse (bin)
stores shown on the approved plans within that phase have been
provided in accordance with the approved plans. The stores shall not be
used other than for the storage of refuse and shall be retained for this
purpose at all times thereafter.
Reason: To ensure adequate and accessible refuse storage facilities are
provided with minimal visual impact, in accordance with Policies SE7 and
U2 of the Watford District Plan 2000.
20.
Notwithstanding Drawing no. 06507-1-B, no work on the site shall be
commenced until details of a lighting scheme for the development have
been submitted to and approved in writing by the Local Planning
Authority. The approved lighting scheme shall be installed and shall be
fully operational before the first occupation of any part of the
development.
Reason: To meet the needs for safety and security for users of the site in
D 37
accordance with Policies U1 and U4 of the Watford District Plan 2000.
21.
No work on the site shall be commenced until plans of the site showing
the proposed ground levels and finished floor levels of all proposed
buildings have been submitted to and approved in writing by the Local
Planning Authority. The development shall not be constructed otherwise
than in strict accordance with the approved levels.
Reason: To ensure that buildings relate satisfactorily to the topography of
the site and existing neighbouring properties in accordance with Policies
H8 and U2 of the Watford District Plan 2000.
INFORMATIVES
1.
The Local Planning Authority's reasons for granting planning permission
in this case are as follows:
The Development is in accordance with the policies of the Development
Plan (namely the Watford District Plan 2000 and Hertfordshire Structure
Plan); and
The Development is considered to comply with the provisions of the
appropriate Supplementary Planning Guidance (setting out acceptable
standards for new development) adopted by the Council following public
Consultation;
Having regard to the sites location, the character of the surrounding area
and the impacts upon surrounding buildings and uses, there are
considered to be no other material planning interests that would be
materially harmed as a result of the development being carried out.
D 38
2.
In reaching its decision on this application the Council has had regard to
the following policies in the Watford District Plan 2000 and Supplementary
Planning Guidance as saved by a direction of the Secretary of State,
dated 14 September 2007, under paragraph 1(3) of Schedule 8 to the
Planning and Compulsory Purchase Act 2004:
Watford District Plan 2000
Policy H5 - Development on Previously Developed Land
Policy H7 Primarily Residential Areas Policy H8 Residential Standards
Policy H10 - Educational and Community Facilities
Policy H11 - Housing Mix
Policy H12 Housing Density Standards.
Policy H17 Provision of Affordable Housing.
Policy U1 Quality of Design.
Policy U2 Design and Layout of Development.
Policy U3 Integration of Character.
Policy U4 - Community Safety
Policy U5 - Access
Policy U6 - Landscape Design
Policy U18 Conservation Areas.
Policy U19 Small Scale Development in Conservation Areas.
Policy T4 - Transport and New Development
Policy T7 - Pedestrian Facilities in Developments
Policies T9 and T10 - Cycling Facilities
Policy T21 - Access and Servicing
Policy T22 Car Parking Standards.
Policy T24 - Residential Development
Policy T27 - Car Park Location and Design
Policy L8 Public Open Space.
Policy L9 Children’s Play Space.
Policy SE1 - Making Development Sustainable
D 39
Policy SE4 - Energy Efficient Design
Policy SE7 - Waste Storage and Recycling in New Development
Policy SE22 - Noise
Policy SE23 - Light Pollution
Policy SE27 - Flood Prevention
Policy SE28 - Groundwater Quality
Policy SE30 - Surface Water Runoff, Water Conservation and Sustainable
Drainage Systems.
Policy SE37 Tree Protection.
Policy SE39 Tree Provision.
Supplementary Planning Guidance Notes
SPG4 Privacy Guidelines.
SPG5 Private Gardens.
SPG10 - Open Space Provision
SPG14 - Designing for Community Safety.
Watford Springs Planning Brief
National Planning Policy
Planning Policy Statement 1: Delivering Sustainable Development
PPS3 - Housing
PPG13 - Transport
PPS25 - Development and Flood Risk.
(B)
In the event that an acceptable planning obligation under Section 106 of
the Town and Country Planning Act 1990 has not been completed by 15
June 2008 in respect of the Heads of Terms set out above, the
Development Manager be authorised to refuse planning permission for
the application for the following reasons:
1.
The proposed development fails to make adequate provision for the
D 40
improvement of: sustainable transport measures; youth and childcare
facilities; library facilities; education facilities; public open space; children’s
play space; health and medical facilities; the setting of Watford Museum
and a contribution towards the cost of varying the Traffic Regulation Order
in the vicinity of the site. As such the proposal is contrary to Policies H10,
L8, L9, IMR1, IMR2, U2 and U10 of the Watford District Plan and the
requirements of the Watford Springs Planning Brief 2006.
2.
The proposed development fails to make adequate provision for
affordable housing and as such is contrary to Policy H17 of the Watford
District Plan 2000.
INFORMATIVE
In reaching its decision on this application the Council has had regard to the
following policies in the Watford District Plan 2000 and Supplementary Planning
Guidance as saved by a direction of the Secretary of State, dated 14 September
2007, under paragraph 1(3) of Schedule 8 to the Planning and Compulsory
Purchase Act 2004:
Watford District Plan 2000
Policy H5 - Development on Previously Developed Land
Policy H7 Primarily Residential Areas Policy H8 Residential Standards
Policy H10 - Educational and Community Facilities
Policy H11 - Housing Mix
Policy H12 Housing Density Standards.
Policy H17 Provision of Affordable Housing.
Policy U1 Quality of Design.
Policy U2 Design and Layout of Development.
Policy U3 Integration of Character.
Policy U4 - Community Safety
D 41
Policy U5 - Access
Policy U6 - Landscape Design
Policy U18 Conservation Areas.
Policy U19 Small Scale Development in Conservation Areas.
Policy T4 - Transport and New Development
Policy T7 - Pedestrian Facilities in Developments
Policies T9 and T10 - Cycling Facilities
Policy T21 - Access and Servicing
Policy T22 Car Parking Standards.
Policy T24 - Residential Development
Policy T27 - Car Park Location and Design
Policy L8 Public Open Space.
Policy L9 Children’s Play Space.
Policy SE1 - Making Development Sustainable
Policy SE4 - Energy Efficient Design
Policy SE7 - Waste Storage and Recycling in New Development
Policy SE22 - Noise
Policy SE23 - Light Pollution
Policy SE27 - Flood Prevention
Policy SE28 - Groundwater Quality
Policy SE30 - Surface Water Runoff, Water Conservation and Sustainable
Drainage Systems.
Policy SE37 Tree Protection.
Policy SE39 Tree Provision.
Supplementary Planning Guidance Notes
SPG4 Privacy Guidelines.
SPG5 Private Gardens.
SPG10 - Open Space Provision
SPG14 - Designing for Community Safety.
Watford Springs Planning Brief
D 42
National Planning Policy
Planning Policy Statement 1: Delivering Sustainable Development
PPS3 - Housing
PPG13 - Transport
PPS25 - Development and Flood Risk.
Drawing numbers:
Site Plan – Revised and received 8 April 08
5574/WIM.NT/101 Revision E
– Planning Layout
5574/WIM.NT/A&B/E1 Revision C – Front Elevation
5574/WIM.NT/A&B/E2 Revision C – Rear Elevation
5574/WIM.NT/A&B/E3 Revision C – Side Elevation
5574/WIM.NT/A&B/P1 Revision A – Ground Floor Plan
5574/WIM.NT/A&B/P2 Revision A – First Floor Plan
5574/WIM.NT/A&B/P3 Revision A – Second Floor Plan
5574/WIM.NT/A&B/P4 Revision A – Third Floor Plan
5574/WIM.NT/A&B/P5 Revision B – Fourth Floor Plan
5574/WIM.NT/C/E1 Revision B – Front Elevation
5574/WIM.NT/C/E2 Revision B – Side Elevations Facing Railway
5574/WIM.NT/C/E3 Revision A – Rear Elevation
5574/WIM.NT/C/E4 Revision B – Side Elevations
5574/WIM.NT/C/P1 Revision A – Ground Floor Plan
5574/WIM.NT/C/P2 Revision A – First Floor Plan
5574/WIM.NT/C/P3 Revision A – Second Floor Plan
5574/WIM.NT/C/P4 Revision A – Third Floor Plan
5574/WIM.NT/D/E1 Revision B – Front Elevation
5574/WIM.NT/D/E2 Revision B – Side Elevation
5574/WIM.NT/D/E3 Revision B – Side Elevation
5574/WIM.NT/D/E4 Revision A – Rear Elevation
5574/WIM.NT/D/P1 Revision A – Ground Floor Plan
5574/WIM.NT/D/P2 Revision A – First Floor Plan
5574/WIM.NT/D/P3 Revision A – Second Floor Plan
5574/WIM.NT/E/E1 Revision B – Front Elevation
5574/WIM.NT/E/E2 Revision B – Side Elevation
5574/WIM.NT/E/E3 Revision B – Side Elevation
5574/WIM.NT/E/E4 Revision A – Rear Elevation
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5574/WIM.NT/E/E5 Revision A – Inside Rear Elevation
5574/WIM.NT/E/E6 Revision A – Inside Rear Elevation
5574/WIM.NT/E/P1 Revision A – Ground Floor Plan
5574/WIM.NT/E/P2 Revision A – First Floor Plan
5574/WIM.NT/E/P3 Revision A – Second Floor Plan
5574/WIM.NT/E/P4 Revision A – Third Floor Plan
5574/WIM.NT/TCH1/E1 Revision A – Elevations
5574/WIM.NT/TCH1/P1 Revision A – Floor Plans
5574/WIM.NT/CT1&CT2/E1 – Revision A – Front Elevation
5574/WIM.NT/CT1&CT2/E2 – Rear Elevations
5574/WIM.NT/CT1&CT2/E3 – Side Elevations
5574/WIM.NT/CT1&CT2/P1 – Revision A – Ground Floor Plan
5574/WIM.NT/CT1&CT2/P2 – First Floor Plan
5574/WIM.NT/CT1&CT2/P3 – Revision A – Second Floor Plan
5574/WIM.NT/4BH/E1 – Elevations
5574/WIM.NT/4BH/P1 – Floor Plan
5574/WIM.NT/SSA – Revision A - Street scene A-A
5574/WIM.NT/SSB – Revision A – Street scene B-B
5574/WIM.NT/SSC – Street scene C-C
5574/WIM.NT/Section A-A – Revision A – Site Section A-A
5574/WIM.NT/SS – Revision A – Sub Station
Landscaping
Wim 16301-10 Sheet 1 of 2
Wim 16301-10 Sheet 2 of 2
Highways
8247-01 August 07
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ACCESS TO INFORMATION
Background Papers
Arboricultural Method Statement – ACD Arboriculture – 27/9/07
BREEAM EcoHomes Pre-assessment – Abdale Associates Building for Life Evaluation – DHA Architecture – April 08
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Daylight / Sunlight Report Design and Access Statement – DHA Architecture - 0ctober 07
Design and Access Statement Addendum – DHA Architecture - February 08
Environmental Noise Assessment – Sharps Redmore Partnership – 28/9/07
Flood Risk and Drainage Assessment – RSK Group Plc - 11/9/07
Lighting Design Proposal – DW Windsor Lighting – 3/3/08
Planning Statement – CgMs Consulting – October 07
Request for Screening Opinion (EIA) – CgMs Consulting – September 07
Settings Report (revised) - CgMs Consulting – November 07
Transport Assessment – David Tucker Associates – 1/10/07
Tree Report – ACD Arboriculture - 27/9/07
Published Documents
PPS1; PPS3; PPG13
Watford District Plan 2000
SPGs 4, 5 and 10
Watford Springs Planning Brief - March 2006
Case Officer: Mr Steve Vigar
Tel Ext:
D 45
01923 278 538