AGENDA PART A ITEM

Report of: Development Manager

Date of Committee: 3rd April 2007

Site address : Watford Football Club, Vicarage Road Stadium, Vicarage Road, Watford

Ref. no.: 07/00022/FULM

Description of development: Erection of a part 5-storey, part 7-storey building to the east, south and west of the Rookery (South) Stand comprising 154 affordable residential units, education and community space and stadium facilities. Erection of a 2-storey building above the turnstiles at the north-west corner of the stadium fronting Vicarage Road comprising 10 affordable residential units.

Applicant: Origin Housing Date received: 09.01.07

Ward : Vicarage 13 week date (major): 10.04.07

______SUMMARY AND REASONS FOR DECISION This application is for the development of part of the Vicarage Road Stadium site to provide 164 affordable key-worker flats. The majority of the units (154) will be in a significant new building wrapping around the existing Rookery Stand at the southern end of the site. Ten further units will be provided at the north-west corner of the site above the turnstiles. The proposal will principally provide accommodation for staff at Watford General Hospital and will be a ‘car free’ development having regard to its sustainable

B 1 location close to the Town Centre with a Car Club provided for future residents.

The design provides a striking, contemporary and high quality building that successfully responds to the unique constraints and opportunities of the site and is considered to significantly enhance the character and appearance of the area. It is not considered that the proposal will have any significant adverse impacts on the adjoining Square Conservation Area, the listed Shrodell’s buildings at the hospital or surrounding residential properties. The issue of noise to the residential flats on matchdays has been addressed through a detailed noise assessment and appropriate noise attenuation measures are to be built into the flats. Furthermore, the proposal has also been designed to successfully integrate with the proposed Health Campus masterplan.

Overall, the proposal will provide a number of significant benefits to the area and complies with the policies of the local plan. The Development Manager accordingly recommends the application is granted planning permission, subject to the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as set out in the report. ______BACKGROUND

Site and surroundings The application site comprises Vicarage Road Stadium situated on Vicarage Road to the west of the Town Centre. This is an A Class road and forms one of the main routes into the Town Centre from West Watford and comprises a mix of terraced Victorian housing and small scale commercial uses providing local services. The stadium itself comprises 4 main stands that closely define the boundaries of the site.

The frontage along Vicarage Road is formed by the upper part of the rear elevation of the Vicarage Road Stand with the main turnstiles located in the north-east and north-west corners. The East Stand backs onto Occupation Road, a private road owned as part of the stadium by Watford Football Club. Residential properties in Liverpool Road immediately to

B 2 the east back onto Occupation Road and many have access to rear garages from the private road. The Rookery (South) Stand backs onto the Farm Terrace Allotments to the south. This stand contains the administrative offices of Watford Football Club, the Rookery Store and Ticket Office. The Sir Stanley Rous (West) Stand backs onto Watford General Hospital. Immediately abutting the rear of the Sir Stanley Rous Stand is car parking associated with the hospital and an exit road from this parking area onto Vicarage Road. The listed buildings of the Shrodell’s Wing of the hospital are also sited on the opposite side of this exit road, immediately opposite the north-west corner of the stadium, with a frontage onto Vicarage Road.

The area surrounding the stadium site is very varied. To the north and east are terraced residential properties, characteristic of West Watford. The area to the north, comprising Oxford Street, Banbury Street, Souldern Street, Aynho Street and the Vicarage Road Cemetery beyond are designated as The Square Conservation Area. To the south are the farm Terrace Allotments and beyond the Cardiff Road Industrial Estate. This industrial area forms part of the proposed Health Campus Project and is now in very poor condition with only limited occupation. To the west is the Watford General Hospital site which is also due to be redeveloped as part of the Health Campus Project.

The stadium site sits on the northern side of the River Colne valley along with the main hospital buildings with the Farm Terrace Allotments and hospital car parks on the valley side. The Cardiff Road Industrial Estate and former carriage sheds site lie within the river floodplain. The opposite, south side of the valley is marked by Eastbury Road. With the Rookery Stand sited along the top of the north side of the valley, the rear of the stand is clearly visible from Oxhey Park, Eastbury Road and other vantage points on the southern side of the valley.

Proposed development The development comprises two elements, a development of 154 residential units around the Rookery (South) Stand, together with new stadium, education and community facilities, and a smaller development of 10 residential units at the north-west corner of the

B 3 site. All the units are to be affordable and are to be provided and managed by the applicants, a Registered Social Landlord (RSL). It is intended that all of the units will be occupied by key-worker staff working at the hospital with the hospital NHS Trust having a nomination agreement with the applicants for a term of 25 years on the units.

South Stand This is the largest element comprising 154 residential units and new stadium and club facilities. It will take the form of a U-shaped building wrapping around and enclosing the Rookery Stand to the east, south and west. The building will incorporate the existing ground and first floor administrative offices, Rookery Store and ticket office of the football club, the required ground level circulation space for supporters on match days and new turnstiles. At ground level it will also provide refuse, recycling and cycle stores for the residential units. The building will also provide 4524sqm of new stadium facilities, including offices (520sqm), match control suite and players’ lounge (932sqm), changing rooms (554sqm) and educational and community facilities (1070sqm) associated with the Watford Community Trust.

The building will step up from 3 storeys (ground level and two levels of residential above) at its eastern end fronting Occupation Road to 5 storeys (ground and 4 storeys of residential) abutting the eastern end of the Rookery Stand. Along the south elevation the building will be 7 storeys (ground and 6 storeys of residential). The west elevation will be 6 storeys of residential (with the ground level becoming a basement level at this point). The building will abut the southern end of the existing East Stand and Sir Stanley Rous Stand respectively.

Vehicular and pedestrian access will remain from Occupation Road as existing. Supporters will enter the stadium via new turnstiles at the south-east and south-west corners. Residents of the proposed units will enter via entrances in the south elevation. A further entrance in the west elevation will also allow direct access from the hospital site.

B 4 North-West Corner This element will comprise 10 residential units in an L-shaped corner building at first and second floor level above the existing turnstiles. The entrance and refuse, recycling and cycle storage will be at ground level with access fro Vicarage Road.

Planning history Watford Football Club has been based at Vicarage Road Stadium since 1922 with the original East Stand erected in the 1920s. This was extended in 1958. The Stadium underwent extensive development in the 1980s and 1990s with the erection of the Sir Stanley Rous Stand (1986), the Vicarage Road Stand (1993) and the Rookery (South) Stand (1994).

01/00725/FUL – Planning permission granted in April 2002 for the demolition of the existing East Stand (4204 seats) and construction of a new east stand (4289 seats). This permission has not been implemented.

05/01118/FUL – Planning permission granted in January 2006 for the redevelopment of the Sir Stanley Rous Stand to provide new hospitality facilities and new entrance extension. This permission has not been implemented.

Relevant policies

Hertfordshire Structure Plan Review 1991-2011 Policy 1 - Sustainable Development Policy aims to provide for housing in ways that minimise the need to travel, improve people's quality of life and make most efficient use of land.

Policy 2 - Design Provisions of Development All development should make a positive contribution to achieving the sustainability aims of this plan. Good design is essential to this. The requirements of good design need to be considered right from the start in the preparation of proposals and at all stages of development control.

B 5 Policy 9 - Dwelling Distribution Sets housing targets for Watford Borough. Sites to be identified and monitored through the District Plan process.

Policy 23 - Non-motorised Transport and Buses Developments should provide safe access for pedestrians, cyclists and passenger transport users.

Policy 25 - Residential Car Parking Full needs for car parking should be met on site except in town centres and on sites accessible by passenger transport where commuted sums may be sought. Car free developments may be considered in suitable locations subject to on-street parking controls and alternative transport means.

Policy 38 – Critical Capital and Other Important Environmental Assets Seeks protection of natural and built assets of importance, including buildings of architectural, archaeological or historic merit.

Watford District Plan 2000 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 an overall loss of residential accommodation; an oversupply of housing; loss of open space, a community facility or necessary off-street parking; or harm to nearby living conditions or the character of the area.

Policy H8 - Residential Standards This Policy seeks a high standard of design and layout in all new development.

Policy H10 – Educational and Community Facilities Requires contributions from new developments towards any increase in demand for school places or other social or

B 6 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 but recognizes density will depend on type of unit, mix and location. On sites over 0.05 hectare density should be at least 30 dwellings per hectare. Higher density (over 50 dwellings per hectare) encouraged in Town Centre and close to passenger transport facilities.

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 All new development should achieve a high standard of design and layout. New development should integrate with the local character of the area, provide satisfactory levels of sun and day lighting, privacy and outlook to the proposed development and to adjoining buildings and uses, seek to enhance the overall quality and character of the area, ensure that space is provided for utility and access purposes, minimize light pollution and encourage non-car modes of travel.

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 and for assessing new development.

B 7 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 U10 – Setting of Listed Buildings The Council will pay special attention to the desirability of preserving the setting and character of listed buildings. Development which would materially harm the setting and character of a listed building is unlikely to be granted planning permission.

Policy U17 – Setting of Conservation Areas Development which adversely affects the setting of a Conservation Area will be resisted.

Policy U22 – Archaeological Remains The Council will ensure the preservation in situ of important archaeological remains and will require the submission of a field evaluation where a proposal is considered likely to have an impact on these remains.

Policy T1 – South West Hertfordshire Transportation Strategy This Strategy and the proposals within it will be a material consideration in determining applications.

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 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 the 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.

B 8 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 Development will be expected to comply with the maximum car parking standards set out in Appendix 2 of the Plan.

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 T26 – Car Free Residential Development Car free residential development will be considered in suitable locations which are highly accessible by passenger transport, close to amenities and services, subject to the provision of satisfactory site covenants, on-street parking controls and measures to control displaced parking in adjacent areas.

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 regardless of size should provide for public open space, either in the form of on-site provision or, where appropriate, commuted payments.

Policy L9 - Children’s Play Space All new housing developments should make provision for children’s play space, either in the form of on-site provision or, where appropriate, commuted payments, unless there is already a suitable facility within 200m of the site.

Policy SE7 – Waste Storage and Recycling in New Development Requires new developments to make provision for waste storage and recycling facilities.

B 9 Policy SE22 – Noise The Council will seek to separate noise sensitive uses from noise generating development and, where appropriate, may impose conditions or obligations to mitigate the effect of noise nuisance.

Policy SE23 – Light Pollution Seeks details of external lighting schemes to ensure light pollution is minimized.

Policy SE37 – Protection of Trees This Policy seeks retention of trees through conditions or planning obligations and, where appropriate, their replacement with locally native species.

Policy SE39 - Tree Provision in New Development On sites containing trees and/or hedgerows the Council will expect a survey of existing vegetation and a plan for protection.

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 (19 th – 30th June 2000 and 11 th 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 11 th October 2001.

SPG1 – Affordable Housing This gives guidance on the size and mix of affordable housing units sought by the Council.

SPG4 - Privacy Guidelines This guidance 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

B 10 boundaries. In certain circumstances screening can assist.

SPG5 - Private Gardens This guidance 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).

Planning Policy Guidance Notes PPS1 - Creating Sustainable Communities 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 Sets out how the planning system supports the growth in housing completions needed in England. This replaces Planning Policy Guidance 3: Housing (published March 2000). 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.

PPG13 – Transport This gives guidance on how the Government’s objectives for integrated transport can be achieved through land use planning, through promoting more

B 11 sustainable transport choices, promoting accessibility to jobs, shopping, leisure facilities and services, and to reduce the need to travel by private car.

CONSULTATIONS

Neighbour consultations Letters were sent to 671 properties in the surrounding area. In addition to this, all the allotment holders on the Farm Terrace Allotments were also notified. One letter of support has been received from the West Hertfordshire Hospitals NHS Trust stating that the proposal creates much needed replacement staff accommodation and that the provision of affordable, modern, purpose designed and energy efficient housing for staff is high on the Trust’s agenda as it has been shown to aid recruitment and retention of staff. Eight letters have also been received from 7 properties and the West Watford and Oxhey Garden and Allotment Society with the following comments:-

● Top access road to allotments must remain (some plans do not show this). ● Pine tree along northern boundary of allotments should be retained. ● Flats should be no higher than the existing Stand. ● Loss of sunshine to properties in Liverpool Road. ● Number of flats proposed in an already overcrowded area of Watford. ● Impact of overspill parking on surrounding roads. Car pool unlikely to be a sufficient solution. ● Additional traffic on Cardiff Road from construction vehicles and future residents. ● Noise from construction traffic on Cardiff Road

Advertisements in local paper/site notices Site notices were displayed outside the site on Vicarage Road and also at the entrances to the Farm Terrace Allotments on Occupation Road (19 th January 2007). An advertisement was also placed in the Watford Observer (19th January 2007).

B 12 Statutory consultations

Environment Agency No objections in principle providing a condition is imposed requiring the submission of details of the surface water drainage system. Also give advice to the applicant regarding use of infiltration techniques and green/living roofs.

Thames Water Unable to determine the waste water infrastructure needs of the development. Request a condition requiring details of the drainage strategy to be submitted for approval.

Sport England Consider the proposal will have no detrimental impact on the playing pitch or necessary ancillary facilities and will provide a range of improved facilities for players, spectators and employees. Will only affect land not capable of forming a playing pitch. And will not result in the loss of, or inability to make use of, a playing pitch. Therefore have no objection to, and state their support for, the application.

Environmental Health Initially commented that the originally submitted noise assessment evaluating the noise to the proposed flats from use of the stadium on match days was inadequate. In respect of the revised noise survey, which considers a “worst case scenario” (i.e. a full stadium during a football match), the proposed glazing specification will result in acceptable internal noise levels. The proposed building will be an independent structure to the south stand, with the exception of an extension to the offices at first floor level, and this will eliminate vibration. Vibration isolation can be installed where the offices form a structural link.

A contaminated land report needs to be prepared and approved before any work commences as the site is on the Council’s list of prioritised sites for contaminated land.

B 13 Other comments also made regarding potential use of wind turbines on the roof, ventilation and construction matters.

Police Crime Prevention Unit Has made a number of detailed comments on security issues which are either not planning issues or are matters to be addressed by the football club and/or Origin Housing.

Conservation and Development Officer Raises a number of queries regarding the plans which appear inaccurate in respect of the Farm Terrace Allotments. Has account been taken of possible shadowing of allotments? Supports green roof strategy and supports possible composting scheme and rainwater collection. ______

APPRAISAL

The Development Plan for the site, for the purposes of Section 38(6) of the Planning and Compulsory Purchase Act 2004, comprises 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 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.

B 14 Land allocation The site is within a Primarily Residential Area on the Proposals Map of the Watford District Plan 2000 where redevelopment for residential use is acceptable in principle subject to meeting the criteria set out in Policy H7. These criteria require that the proposed development will not result in an overall loss of residential accommodation, will not result in a significant over supply of housing in the plan period and will not result in a detrimental loss of open space, a community facility or necessary off street car parking. The proposal complies with this policy in all respects.

Vicarage Road Stadium has no specific land use designation but there is no objection in principle to residential accommodation being provided at a major sporting stadium.

A very small part of the application site comprises designated allotment land. This is a triangular strip of land along the southern boundary of the site and forms part of the Farm Terrace Allotments. Because of the angle of the boundary between the allotments and the stadium site, it would not be possible for the scheme to be designed and implemented without this land. This land is owned by the Council and the consent of the Secretary of State for its sale to Watford Football Club has been secured under the requirements of the Allotments Act 1925. Policy L12 has therefore been satisfied.

Sustainable development The applicants have submitted an Energy Demand and Sustainability Assessment with the application. The intention of the applicants is to achieve an Eco Homes rating of ‘Excellent’ for the scheme and the pre-assessment rating undertaken has shown that a minimum rating of ‘Very Good’ can be achieved. They also aim to incorporate renewable energy schemes into the development to achieve 10% of the scheme’s energy demand from renewable energy sources with an aspiration to achieve 15%. The Assessment undertaken demonstrates that a 10% energy provision can be achieved through the use of ground source heat pumps which can be incorporated within the piled foundations of the building.

B 15 It is also the intention of the applicants to incorporate Green Roofs on the extensive areas of flat roof on the building which will further enhance the sustainable credentials of the scheme and act to minimise and control surface water run-off from the roofs. Rainwater harvesting is also being explored by the applicants.

Character and appearance of the area As set out in the ‘Site and surroundings’ section of this report, the area is one of a very mixed character comprising terraced Victorian housing, Vicarage Road Stadium, Watford General Hospital, Cardiff Road Industrial Estate and the Farm Terrace Allotments. The hospital and stadium buildings in particular are of a large scale; indeed, they are significantly larger than any other buildings in the area and, being located on the northern side of the river valley, they appear as very prominent buildings in views from the south. Unfortunately, due to their utilitarian design, materials and age, they appear as poor quality industrial type buildings that detract from the views across the valley. The rear elevation of the Rookery Stand is particularly poor and oppressive in its appearance.

The proposed main building wrapping around the Rookery Stand will be a significant, large scale building that will completely screen the existing Rookery Stand from view. It will have a height of 23-26m and a width of 134m and will constitute a very significant building on the northern side of the valley. In the context of the stadium itself, the scale of the building is not, however, inappropriate. Although it will be wider and higher than the existing stand, it compares more closely in scale with the Sir Stanley Rous Stand. Large stands are an accepted feature of major sporting stadia and the stands at Vicarage Road Stadium appear somewhat lower than would be expected due to the fact that the pitch is located below ground level within a former quarry. Whilst the proposed residential use is unusual, and possibly unique, for a major stadium of this size, the scale of the building is appropriate for the size of the stadium.

Although the building will be sited in a prominent position on the northern side of the valley and will therefore be highly visible, the existing Rookery Stand already appears as a significant building on this site. The new building will also be seen alongside the main

B 16 hospital buildings immediately to the west with the very substantial Princess Margaret of Kent building being the largest and most prominent building on the northern side of the valley. The existing Rookery Stand and hospital buildings are therefore already highly prominent buildings in views from the south and the proposed building will not change this. The critical issue will be the design quality of the building and this is discussed below.

It is also important to consider the proposed building in the context of the proposed Health Campus Project. The applicants and your officers have worked closely with the Health Campus master planning team to ensure that the building will relate well to the proposed scale of buildings within the Health Campus masterplan. The applicants have submitted sectional views across the hospital and stadium sites to show how the proposed building will relate to the new hospital building. In this context, the proposed building will have a very similar overall height to the new hospital building when viewed across the valley although it will be significantly smaller in scale.

Overall, the proposed main building is considered to be appropriate in its scale in the context of the existing stadium, the existing hospital buildings and the proposed Health Campus. It will enhance views of the site from the south (subject to acceptable design quality) and, it is considered, will enhance the character and appearance of the wider area.

In respect of the NW corner block, this is of a similar scale to the existing Vicarage Road Stand, the adjacent Shrodell’s hospital buildings and other hospital buildings in Vicarage Road to the west. It sits comfortably at the corner of the stadium and performs the role of a corner feature building which is something that is currently lacking from both the north- west and north-east corners of the Vicarage Road Stand. As a result, the stand has a very bland appearance and to some extent an unfinished appearance. The proposed NW corner block will at least address this deficiency in respect of this corner and will therefore enhance the appearance of the stand and the character and appearance of the area.

B 17 Design and layout The proposal represents a unique opportunity to integrate key-worker housing into the existing stadium site. However, in doing so, the main element of the scheme located at the Rookery Stand has had to address a number of significant constraints. These include the very elongated and narrow nature of the site, the operational needs of the existing stadium, the relationship to the existing Sir Stanley Rous Stand and the proposed new East Stand, the relationship with both the existing hospital site and the proposed Health Campus masterplan and the very prominent position of the site on the north bank of the River Colne valley.

The response of the applicants has been to design a contemporary, well articulated and high quality building commensurate with the scale and massing of the existing stadium and the proposed Health Campus masterplan without interfering with the full operation of the stadium on match days. The main south facing elevation at 134m long has been well articulated using a number of strong design features. The elevation is contained by two visual ‘bookends’. At the western end, the western block facing towards the hospital site (and future public plaza of the Health Campus) is a storey higher and designed with a strong vertical emphasis on its south facing return elevation. At the eastern end the height of the building steps down to respect the housing to the east. In order to avoid this end of the building appearing weak and ‘unfinished’ the design incorporates a flying beam creating an ‘open square’ that provides a visual end to the building but which allows views through it so that it does not appear as a massive structure.

The length of the elevation is broken up by the use of balconies and areas of solid render which give a rhythm and verticality to what is a very long, horizontal elevation. At first and second floor levels the one bedroom flats have triangular red balconies which are made of glass with a red frit added to help control solar gain and give added privacy. Above these, at third to sixth floor levels, are the wider rectangular balconies to the two bedroom flats. These are interspersed with vertical panels of render. As an added feature of interest, the football club offices are punched through the elevation at first and second floor level to form a rectangular intrusion also framed by a red solar frit. At ground floor level, the

B 18 building is cantilevered out on support columns to allow supporters to circulate beneath the building. This gives the added perception of the building ‘floating’ above the ground.

The western and eastern elevations follow the same design principles but are articulated by the use of the red triangular balconies only framed by areas of solid render.

Overall, it is considered that the proposal will provide a striking, contemporary and high quality building on the site that successfully responds to the unique constraints and opportunities of the site.

Setting of the listed building The Shrodell’s Wing of Watford General Hospital is a Grade II listed building. Built in 1838 as the Watford Union Workhouse it became a geriatric hospital when the NHS was established in 1948. With the development of Watford General Hospital on the site, it was used as administrative offices and continues in this use today. It is surrounded by later hospital buildings to the west, a staff car park to the south and Vicarage Road Stadium to the east. Its most attractive and public elevation is the north elevation facing Vicarage Road which forms a U-shaped frontage set behind a landscaped courtyard.

The setting of the listed building has been seen in the context of Vicarage Road Stadium since the 1920s when Watford Football Club first moved to the site. The most significant changes to this setting in more recent years occurred with the erection of the Sir Stanley Rous Stand in 1986 and the Vicarage Road Stand in 1993. In comparison with these developments, the proposed NW corner block is relatively small. Nevertheless, it has been designed in order that the first floor element, which is to be rendered, aligns horizontally with the roof level of the Vicarage Road Stand and the eaves level of the Sir Stanley Rous Stand. The second floor element, which projects above both stands and forms a raised corner feature, will be of a more visually lightweight appearance comprising predominantly glass. This is considered to be an appropriate response to this corner of the stadium which respects the setting of the listed building and will not detract from it.

B 19 Within the streetscene from the east along Vicarage Road, the listed building projects 7m in front of the Vicarage Road Stand and this will remain unchanged. From the west, the listed building will screen the NW corner block from view. Views of the landscaped courtyard fronting Vicarage Road will remain unchanged by the proposal.

Setting of the Conservation Area The Square Conservation Area lies to the north of the stadium on the opposite side of Vicarage Road. It is characterised by terraced houses arranged on 4 roads forming a square. To the north and east of these roads is the Vicarage Road Cemetery. The conservation area is considered to be of special interest because the houses typify those of local builders Clifford and Gough in the 1890s and retain many of their original features and detailing. The cemetery dates from the 1850s and also retains its original plan and houses the tombs of the Earls of Clarendon from 1870.

The southern boundary of the conservation area is formed by Vicarage Road itself which has a different character and appearance to the conservation area. Vicarage Road is characterised by a mix of residential, commercial, institutional, health and sporting uses with the Vicarage Road Stadium and Watford General Hospital being particularly prominent, large scale uses. Only the NW corner block will be visible from the conservation area across Vicarage Road. However, this will be seen in the context of the existing stadium and hospital buildings and will be read as part of the Vicarage Road Stand. As such, it will have no significant impact on views into or out of the conservation area or, consequently, on the setting of the conservation area.

Health Campus Project The Health Campus Project involves the development of the existing hospital site, Cardiff Road Industrial Estate and the former carriage shed site off Wiggenhall Road to provide a new main hospital serving south-west Hertfordshire, a range of employment, housing and service uses, a new link road from Dalton Way and new open space. As the stadium site directly abuts the eastern boundary of the Health Campus, it is important that the current application proposal fits in seamlessly with these proposals. The current proposal is, in

B 20 effect, an enabling first phase of the Health Campus Project as it will allow all the existing staff accommodation on the hospital site to be vacated thus freeing up a significant amount of floorspace and area within the site. This in turn will allow existing hospital services and facilities to be relocated within the site to enable development work on the Health Campus to commence. This is vitally important as the hospital must remain fully operational during the construction period. If the current application for key-worker accommodation does not proceed, all existing staff accommodation on the hospital site will be lost in order to facilitate the Health Campus development.

In terms of the NW corner block, this will face towards the Shrodell’s listed building. This listed building is to be retained as part of the Health Campus and so this relationship will remain unchanged. The existing exit road may still be used by vehicles or may be for pedestrians only, but this does not impact on this element of the proposal.

In respect of the main building around the Rookery Stand, the western elevation will directly abut the proposed public plaza within the Health Campus. This building has therefore been designed with the ground floor level of the west elevation (and therefore of the whole building) at the same level as the proposed public plaza to give a level access between the plaza and the building. The scale of west elevation will also relate well to the scale of the proposed public plaza and the residential buildings on the opposite side of the plaza. This is considered satisfactory and will not compromise the Health Campus proposals.

General housing policies

The proposal will provide a total of 164 units with a breakdown of 130 one bedroom flats and 34 two bedroom flats. This breakdown of units has been agreed with the HNS Trust and will meet the significant need for smaller units of accommodation for single people and couples without children.

B 21 The density of development achieved is difficult to calculate exactly as much of the ground floor areas are required for the circulation of supporters on match days. However, the density achieved in respect of the main building (154 units) is in the order of 400 dwellings per hectare (dph). This accords with the aims of Government advice to make efficient use of urban brownfield land and with Policy H12 which encourages densities above 50dph in the town centre and areas with good access to passenger transport. The site is considered to have good accessibility due to the proximity of a number of bus routes (on Vicarage Road) and Watford High Street Station and also a wide range of local services within Vicarage Road and the Town Centre (this is discussed in more detail below in the Transportation and access section). This density is therefore considered acceptable in principle in this location.

Residential amenity With regard to the new units created by the proposal, different levels of amenity will be experienced by the occupiers of different units, both within the NW corner block and particularly the main building around the Rookery Stand. This will be discussed in more detail below. However, all of the proposed units on the site will experience some degree of noise and disturbance from the stadium when football and rugby matches are being played. This will arise principally from the crowd and the public address system. A Noise Assessment was submitted with the application to address this issue but was not considered acceptable by Environmental Health. A revised assessment was subsequently submitted with noise measurements undertaken during the Watford v Everton Premiership match. This assessment has proposed specific noise attenuation measures to the flats in the form of minimum double glazing specifications varying from standard 4.12.4 glazing up to 10.200.6 glazing depending on the location and orientation of the flat. This is considered sufficient to achieve reasonable internal noise levels to all the flats by Environmental Health and is therefore acceptable. However, this does rely on the double glazing being fully closed to achieve these levels. The flats that will experience the greatest potential noise will be those in the south-west corner of the main building at 4 th -7th floor levels which will face into the stadium. The remainder of the flats in the main building

B 22 and those in the NW corner block will have their windows on the outer faces of the building facing away from the stadium.

NW Corner Block

The flats in this block will face either Vicarage Road or the Shrodell’s building. Those facing Vicarage Road will have unobstructed windows and will have good levels of outlook, privacy and daylight. Due to their north facing aspect, direct sunlight will be very limited, principally to evening sunlight during the summer months. The flats facing the Shrodell’s building will have an west facing aspect and will look out onto the roof of the building. The flats at first floor level will, consequently, have a more restricted outlook, but all the flats will have acceptable levels of outlook and good levels of privacy, sunlight and daylight.

Main Building

The flats in the east facing elevation will face towards the houses in Liverpool Road. They will all have good levels of privacy, outlook, sunlight and daylight. The flats in the south facing elevation will look out over the allotments and the valley beyond and will have unobstructed outlook and good levels of privacy, sunlight and daylight. In the case of these flats, solar shading has been incorporated into the design to prevent excessive solar gain within the flats.

The flats on the west elevation will overlook the future public plaza of the Health Campus but in the short term will overlook the existing hospital site. This will include the Estates Building and boiler house, the high level chimney to the boiler house, the fuel oil storage tanks and the staff car parking area. As the building has been designed to tie in with the proposed Health Campus plaza, the ground floor level of the building on this western elevation is approximately 3m higher than the existing ground level. As such, the roof level of the Estates Building and boiler house and the perimeter wall around the oil storage tanks will align with the top of the balconies of the ground level flats. Whilst this will not

B 23 give a particularly attractive view from these balconies, the outlook, privacy, sunlight and daylight to the flats will be unaffected. All of the flats in this elevation will have views of the chimney and car park until the construction of the plaza takes place, but again this will not have any significant impact on their levels of amenity.

Overall, your officers are satisfied that all of the units will have acceptable levels of amenity although, due to the location of the development at a major sporting stadium, the levels achieved will be more comparable to those of a high density town centre development than of a development in a predominantly residential area.

Affordable housing Policy H17 requires all developments with a net provision of housing over 25 units to provide a minimum of 30% of the units as affordable accommodation. In this case the applicant, a Registered Social Landlord (RSL), is intending to provide all of the units as affordable units. The affordable provision is therefore 100% and complies with Policy H17.

In terms of the tenure, SPG 1 seeks provision of a minimum 75% of affordable units for rent and a maximum of 25% for shared ownership, to meet identified needs. In this case, 125 units will be for rent (76%) and 39 units for shared ownership (24%) which complies with SPG 1.

It is the applicants intention that all of the units will be provided for key-workers with the main target group being staff at the hospital. The applicants have provided a proposed cascade mechanism that places hospital staff as the priority group for all the accommodation proposed.

Impact on neighbouring properties The only residential properties surrounding the site are located on Vicarage Road, opposite the stadium, and on Liverpool Road to the east, backing onto Occupation Road. The number of properties potentially affected by the development are Nos. 111-119

B 24 (odds), Vicarage Road and Nos. 30-58 (evens), Liverpool Road. The potential impacts to these properties are considered below.

a) Privacy and overlooking

Vicarage Road

These houses are due north of the north-west corner of the stadium and opposite the proposed NW corner block above the turnstiles. The proposed first and second floor flats will be a distance of 16-18m from the front elevation of these houses which are sited on the back-edge of the footway. Whilst this is below the back-to-back privacy distance of 30.5m for mixed 2 and 3 storey buildings given in SPG 4, this guideline does not apply in situations such as this where the properties face each other across a public highway. Further west along Vicarage Road, the houses face each other across the road at a distance of 18m. The relationship between the existing houses and the proposed flats is therefore consistent with the existing situation on Vicarage Road. It is not therefore considered that any unacceptable loss of privacy will arise in this case.

Liverpool Road

The relationship of the proposed flats at the eastern end of the main building to the rear of the houses in Liverpool Road is not strictly a back-to-back relationship. However, as the proposed flats facing east will be single aspect facing towards the rear elevation of the existing houses, this should be considered as a back-to-back relationship for the assessment of privacy. The guidelines in SPG 4 give a distance of 30.5m between mixed 2 and 3 storey development; 36.5m between mixed 3 and 4 storey development; and 40m between 4 storey development.

In respect of the closest proposed flats at 3 storeys overall height, the 30.5m guideline is applicable. The distances between the proposed flats and the existing houses vary between 29-35m to the projecting rear extensions of the houses and between 33-40m to the main rear walls containing the habitable rooms. As the rear projecting extensions

B 25 normally contain non-habitable rooms (such as kitchens and bathrooms) or small bedrooms, it is not considered that the small shortfall in distance in respect of 3 properties will result in any unacceptable loss of privacy. In the case of the main habitable rooms, the privacy distances are met.

In respect of the closest flats at 5 storeys overall height, these are set further back into the site than the 3 storey element. In this case the distances involved are 36-42m to the projecting rear extensions of the houses and 40-47m to the main rear walls containing the main habitable rooms. SPG 4 contains no guideline figure for mixed 2 and 5 storey development so there is no figure to apply. However, in considering the main habitable rooms of the existing houses, distances of 42-47m are achieved, which are in excess of the guideline figure for 4 storey development. This relationship is therefore considered to be acceptable.

b) Sunlight and daylight

The BRE guidelines for sunlight and daylight give guidance on assessing the impact of new development on existing properties. As a rule of thumb, if a 25 degree rising plane from the centre of a window of an existing property is not infringed, there will be no significant loss of natural light to the property.

Vicarage Road

The houses are sited approximately north-west of the north-west corner of the stadium. The orientation of the houses to the proposed flats, the distance between them (16-18m), the height of the flats (10.75m) and their width (23m) will all combine to mitigate any significant loss of daylight or sunlight. In this case, the 25° rule is just satisfied and the proposed NW block will not therefore result in any significant loss of light.

B 26 Liverpool Road

These houses are all sited due east of the proposed main building. Due to this orientation, the houses will suffer no significant loss of sunlight. The 25° rule is also fully satisfied. The main building will not therefore result in a loss of light to these houses.

c) Outlook

Vicarage Road

As discussed in (a) above in respect of privacy, the relationship of the proposed flats to the existing houses is consistent with the existing situation of houses facing each other across the highway on Vicarage Road. As such, it is not considered that the proposal will result in any significant or unacceptable loss of outlook.

Liverpool Road

The existing houses currently have an outlook towards the eastern end of the Rookery Stand. This outlook will change significantly as a result of the proposal. The visual appearance of the proposed building will be significant better than that of the existing Rookery Stand and this will give an improved quality of outlook in terms of the built form. However, the proposed building will also be significantly closer to the houses. However, given that the guideline privacy distances (set out in (a) above) are exceeded, it is not considered that these houses will suffer an unacceptable loss of outlook.

Transportation, access and servicing From a transportation point of view the site is considered to be in a highly sustainable location. Within a 400m radius of the site there are local services on Vicarage Road and access to 10 bus routes via bus stops outside the hospital. In addition to this, within an 800m distance, a wide range of retail and leisure services and employment opportunities can be accessed in the Town Centre together with an extensive number of bus routes and Watford High Street railway station. All of these facilities are easily accessible by walking,

B 27 cycling and public transport. Health facilities at the hospital and both primary and secondary schools are also easily accessible from the site.

Given the high accessibility of the site and the intention that the majority if not all of the residential accommodation will be occupied by hospital staff, the applicants have proposed a car-free development. The proximity of the site to the hospital as a major employer and its accessibility to a wide range of services and passenger transport make this a good location to encourage a car-free lifestyle. As such, the scheme is not inappropriate for consideration as a car-free development.

As the development is to be car-free, there is no car parking provision on-site for cars owned by the residents or their visitors. This will be a significant deterrent to car ownership. A car-free lifestyle can be further encouraged by the on-street parking controls that exist in the surrounding area in the form of yellow lines and the Controlled Parking Zones. The applicants have agreed that future residents of the development should be prevented from being entitled to parking permits in the surrounding CPZs in order to prevent overspill parking on the surrounding roads and to further discourage car ownership. This will be secured via a planning obligation.

In order to accommodate the occasional needs of future residents to use a car and as an alternative to car hire, the applicants have also included the provision of a Car Club in the scheme to be operated by a national Car Club operator. This has been successfully achieved on a number of sites across the country, with many schemes in London, but it will be the first scheme in Watford. This is made possible due to the scale of the development proposed and it can be expanded to include the adjoining Health Campus Project in the future. Initially, it is proposed that up to 5 cars will be provided in the Car Club. The details of the operation of a typical Car Club are included in the Transport Assessment submitted with the application and this is considered acceptable. The details of the Car Club to be operated on this site can be secured by condition. The Car Club cars will be parked within the new Directors car park to be provided within the stadium site adjacent to Occupation Road. Although the use of the cars will require some restrictions

B 28 on match days to avoid conflict with supporters (which can be incorporated within the Scheme), this is considered to be the best location for the cars and is acceptable.

In accordance with Policy T10, the scheme incorporates 164 secure cycle spaces to encourage cycle ownership and use.

In terms of pedestrian access, the NW corner block will be directly accessible from Vicarage Road. The main building around the Rookery Stand will have 2 entrances in its south facing elevation accessible from Occupation Road. However, as the majority (if not all) of the residents will be hospital staff, there is also a pedestrian entrance in the west elevation giving direct access to and from the hospital site. In the Health Campus masterplan, this entrance will access directly onto the new public plaza. In the short term, due to the existing lower levels of the hospital land at this point, the entrance will be accessed via two short flights of stairs and an external lift. This is considered acceptable.

Overall, it is considered that the scheme is appropriate to be a car-free development given its accessibility, the nature of the intended occupiers and the package of measures to be put in place to discourage car ownership.

Servicing of the NW corner block will be directly from Vicarage Road as currently exists for the houses and commercial premises on Vicarage Road. A secure refuse and recycling store (accommodating 1 x 1100 and 2 x 240 litre waste bins and 3 x 140 and 3 x 240 litre recycling bins) is provided and is acceptable. Servicing for the stadium is currently from Occupation Road and this will remain as existing both for the stadium and the new building. A new turning head for service vehicles is provided at the south-west corner of the site. A refuse and recycling store is provided for the new building (accommodating 20 x 1100 litre waste bins and 70 x 240 litre recycling bins) and is acceptable.

Trees and landscaping There are no trees or landscaping on the site of any significance. The only area of landscaping exists along the boundary of the allotments which comprises low shrubs and

B 29 small trees. All of this landscaping will be lost as it falls within the area of allotment land to be acquired for the development. Only one tree, a pine, situated on the allotments is considered of any merit although this is not a mature specimen. Whilst the pine tree is not within the area of allotment land being acquired, it is very close to the proposed new retaining wall that will form the new boundary with the allotments. As such, it is unlikely that this tree could be retained.

Due to the very confined site and the nature of its use as a sports stadium, there is no opportunity to introduce new landscaping at ground level. However, the applicants are proposing to incorporate extensive Green Roofs on the flat roofs of the building.

Planning obligations The Watford District Plan 2000 contains a number of policies which seek either on-site provision or financial contributions towards the provision or improvement of community facilities. These include open space (L8), children’s playspace (L9), sustainable transport measures (T7, T9), education (H10), youth and childcare (H10) and libraries (H10). In the case of the present proposal, these obligations have not been sought for 2 reasons.

Firstly, the residential accommodation provided is essentially a direct replacement for accommodation that already exists on the hospital site and which will be lost in order to facilitate the Health Campus Project. At present, there are 354 bed spaces of accommodation on the hospital site although much of this is in poor condition. The application proposal will provide 362 bed spaces of accommodation, although this figure is not fixed due the flexible way in which some of the accommodation can be used. As such, the proposal will not result in any significant increased demand for community facilities.

Secondly, the proposal incorporates a significant amount of new educational and community floorspace for use by the Watford Community Trust which works extensively in the local community in conjunction with both Watford Football Club and Saracens Rugby Club.

B 30 Comments on objections received

Most of the issues raised by local residents have been discussed in detail in the main report. Other matters not covered are discussed below.

Construction traffic – the routing of construction traffic, although referred to in some of the submitted documents, does not form part of the application. Details of the construction methods and procedures will need to be submitted once a contractor is appointed and can be secured by condition.

Conclusion The development of the Vicarage Road Stadium site to incorporate residential accommodation is an unusual proposal but there is no objection in principle to this subject to complying with the relevant planning policies of the local plan. The site is in a sustainable location with good access to passenger transport and a wide range of services locally and in the Town centre and the provision of key-worker accommodation, primarily to serve Watford General Hospital adjoining the site, will provide much needed affordable accommodation. The proposal for a ‘car free’ development is considered acceptable in this case having regard to these factors and also the package of measures to discourage car ownership, which includes a Car Club for future residents.

The design provides a striking, contemporary and high quality building that successfully responds to the unique constraints and opportunities of the site and is considered to significantly enhance the character and appearance of the area. It is not considered that the proposal will have any significant adverse impacts on the adjoining conservation area, listed buildings or existing residential properties. The issue of noise to the residential flats on matchdays has been addressed through a detailed noise assessment and appropriate noise attenuation measures are to be built into the flats. Furthermore, the proposal has also been designed to successfully integrate with the proposed Health Campus masterplan.

B 31 Overall, the proposal will provide a number of significant benefits to the area and complies with the policies of the local plan and is therefore recommended for approval. ______

HUMAN RIGHTS IMPLICATIONS

The Local Planning Authority is justified in interfering with the applicants’ Human Rights in order to alleviate any adverse effect on adjoining properties and their occupiers and on general public amenity. With regard to any infringement of third party Human Rights, these are not considered to be of such a nature and degree as to override the Human Rights of the applicant and therefore warrant refusal of planning permission. ______

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) £2,000.00 towards the variation of the relevant Traffic Regulation Order preventing future residents of the development being entitled to parking permits in the local Controlled Parking Zones.

Conditions

1. The development to which this permission relates shall be begun within a period of 3 years commencing on the date of this permission.

B 32 Reason: To comply with the requirements of Section 51 of the Planning and Compulsory Purchase Act 2004.

2. 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.

3. No development shall commence within the site until a Construction Environmental Management Plan has been submitted to and approved by the Local Planning Authority. This Plan shall include details of the phasing of the development, 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.

4. No development shall commence within the site until an Affordable Housing Scheme has been submitted to and approved in writing by the Local Planning Authority. This scheme shall set out how the units will be made affordable, the mix of tenures and the cascade mechanism for selecting key-workers. The units shall be managed and occupied in accordance with the approved Scheme at all times unless otherwise agreed in writing with the Local Planning Authority.

B 33 Reason: To comply with the requirements of Policy H17 and SPG 1 of the Watford District Plan 2000.

5. No development shall commence within the site until a Car Club Scheme has been submitted to and approved in writing by the Local Planning Authority. This scheme shall be based upon the principles set out in Section 7: Proposed Transport Strategy of the Transport Assessment by Peter Brett Associates dated December 2006. The Scheme shall include provision for the parking of at least 5 cars within the new Directors’ car park on the stadium site. The Car Club shall be managed in accordance with the approved Scheme at all times unless otherwise agreed in writing with the Local Planning Authority.

Reason: To discourage car ownership within the development in accordance with Policies T24 and T26 of the Watford District Plan 2000.

6. The development shall not commence until details and samples of all the external materials to be used for the buildings (including windows, fascias and rainwater goods), the access road and footpaths have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and samples.

Reason : In the interests of the visual appearance of the site and the character and appearance of the area, pursuant to Policy U3 of the Watford District Plan 2000.

7. No development shall commence on site until a detailed survey of the site to assess the existing ground conditions and the extent of any land contamination has been submitted to and approved in writing by the Local Planning Authority. The survey shall include proposals for incorporating into the development any necessary and appropriate measures to ensure adequate protection from contamination for future occupants of the development and occupiers of existing

B 34 adjoining premises, and any such remediation measures shall be carried out in full before the first occupation of any part of the development.

Reason: In the interests of the health and safety of the existing and future occupiers of the development and adjoining properties in accordance with the objectives of PPG23 “Planning and Pollution Control” and Policy SE24 of the Watford District Plan 2000.

8. No part of the development shall be occupied until all means of enclosure around the boundaries of the site have been provided in accordance with details which shall previously have been submitted to and approved in writing by the Local Planning Authority. These details shall include the retaining wall along the southern boundary of the site with the allotments. The approved details shall be retained at all times thereafter.

Reason : In the interests of the visual appearance of the site and in the interests of security of the site and adjacent properties in accordance with Policies U2, U3 and U4 of the Watford District Plan 2000.

9. No part of the development shall be occupied until the respective refuse and re- cycling stores and cycle storage facilities as shown on the approved drawings have been constructed, unless otherwise agreed in writing by the Local Planning Authority. Thereafter, these facilities shall be retained at all times and shall be used for no other purpose.

Reason: In the interests of the visual appearance of the site and to ensure that adequate facilities exist for residents of the proposed development, in accordance with the aims of Policies U2, U3, T9 and T10 of the Watford District Plan 2000.

10. No part of the development shall be occupied until details of a Green Travel Pack, based upon the principles set out in Section 7: Proposed Transport Strategy of the

B 35 Transport Assessment by Peter Brett Associates dated December 2006, to be given to every resident, have been submitted to and approved in writing by the Local Planning Authority.

Reason: To encourage sustainable modes of travel in accordance with Policies T6, T9 and U2 of the Watford District Plan 2000.

11. None of the units within the main building located around the Rookery Stand shall be occupied until the pedestrian entrance in the west elevation and the stairs and lift that give access to this entrance from the adjacent hospital site have been constructed and are available for use. These facilities shall be retained at all times unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure adequate pedestrian access is provided at all times in accordance with Policies T6, U1 and U2 of the Watford District Plan 2000.

12. The development shall not commence until details of an external lighting scheme for the development have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be installed as approved before the first occupation of any part of the development, and shall be so retained at all times thereafter.

Reason : To meet the needs for safety and security for users of the site in accordance with Policies U2 and U4 of the Watford District Plan 2000.

13. No development shall commence on site until details of the foul and surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. No dwelling shall be occupied until the drainage scheme has been constructed in accordance with the approved details.

B 36 Reason : To ensure the foul and surface water drainage is designed to minimise the likelihood of flooding downstream, any surface run-off is minimised in accordance with Policies SE29 and SE30 of the Watford District Plan 2000.

14. No dwelling shall be occupied until the minimum glazing specifications have been installed into all the flats as set out in the Recommendations of the Background Noise Survey report by ‘noise.co.uk Limited’ dated 06/03/2007. These measures shall be retained at all times thereafter.

Reason: To ensure acceptable internal noise levels to these units in accordance with Policy SE22 of the Watford District Plan 2000.

15. The development hereby approved shall only take place in accordance with detailed plans showing the existing and any proposed alterations to ground levels within the site and the ground floor levels of all existing and proposed buildings.

Reason: To ensure that the proposed buildings and any other changes in level on the site maintain a satisfactory relationship between the development and existing properties to safeguard the character and appearance of the street and the privacy and amenities of neighbouring uses in accordance with the objectives of Polices U1, U2 and U3 of the Watford District Plan 2000.

Informatives

1. This planning permission is accompanied by a Section 106 Agreement to secure the exclusion of the development from the surrounding Controlled Parking Zones in accordance with Policy T24 of the Watford District Plan 2000.

2. The Local Planning Authority's reasons for granting planning permission in this case are as follows:

B 37 The development is in accordance with the policies of the Development Plan (namely the Watford District Plan 2000 and Hertfordshire Structure Plan) and, for the reasons outlined in the background report, the development is not considered to result in material harm to interests of acknowledged importance beyond that which would occur were the development to comply with Supplementary Planning Guidance adopted by the Council for planning purposes and 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 as a result of the development being carried out be materially harmed.

3. In reaching its decision the Local Planning Authority had regard to the following Policies:-

Hertfordshire Structure Plan Review 1991-2011: Policy 1 - Sustainable Development Policy 2 - Design Provisions of Development Policy 9 - Dwelling Distribution Policy 23 - Non-motorised Transport and Buses Policy 25 - Residential Car Parking Policy 38 – Critical Capital and Other Important Environmental Assets

Watford District Plan 2000 : Policy SE7 – Waste Storage and Recycling in New Development Policy SE22 - Noise Policy SE23 – Light Pollution Policy SE37 – Tree Protection Policy SE39 – Tree Provision Policy U1 - Quality of Design Policy U2 - Design and Layout of Development Policy U3 – Integration of Character

B 38 Policy U6 – Landscape Design Policy U10 – Setting of Listed Buildings Policy U17 – Setting of Conservation Areas Policy U22 – Archaeological Remains Policy H3 – Phased Release of Housing Land 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 L8 – Public Open Space Policy L9 – Children’s Play Space Policy T1 – South West Hertfordshire Transportation Strategy Policy T4 - Transport and New Development Policy T9 - Cycling Policy T10 - Cycle Parking Standards Policy T21 - Access and Servicing Policy T22 - Car Parking Standards Policy T26 – Car Free Residential Development

(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 6 th April 2007 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 proposal fails to make appropriate provision to restrict on-street parking in the surrounding Controlled Parking Zone and as such is contrary to Policy T24 of the Watford District Plan 2000.

B 39 Drawing numbers

01, 02A, 03, 04, 05, 06, 07, 08, 09, 10, 11B, 12A, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31C, 32A, 33 and 34 ______

ACCESS TO INFORMATION

Background Papers Email from Thames Water (26.01.07) Email from Parking Services Manager (01.02.07) Letter from Environment Agency (26.01.07) Email from Police Crime Prevention Officer (31.01.07) Memos from Environmental Health (03.02.07, 15.03.07) Letter from Sport England (08.02.07) Memo from Conservation and Development Officer (undated)

Letters and emails from third parties:-

Letter from West Hertfordshire Hospitals NHS Trust (24.01.07) Email from 16 cardiff Road (25.01.07) Email from 1 Barry Court, Cardiff Road (23.01.07) Email 20 Clifton Road (31.01.07) Letter from 14 Westbury Road (29.01.07) Letter from 50 Cardiff Road (rec’d 23.01.07) Letter from 41 Liverpool Road (17.01.07) Letter from 124 Liverpool Road (27.01.07) Email from 107 Lower Paddock Road (07.02.07)

B 40 Published Documents PPS 1 (2005) PPG 3 (2000) PPG 13 (2001) Hertfordshire Structure Plan Review 1991-2011 Watford District Plan 2000

Case Officer: Paul Baxter Tel. 01923 - 278284 Email: [email protected]

B 41