PART A AGENDA ITEM

Report of: Development Manager

Date of Committee: 3rd April 2007

Site address: Land At Boys Grammar School Adjacent To Metropolitan Station Approach

Ref no: 07/00122/REM

Description of Development: Details of the design and external appearance of the buildings and the landscaping of 17 houses with access from Avenue pursuant to outline planning permission 05/00020/OUTM (amended description)

Applicant: The Miller Group Ltd

Ward: PARK

Date received: 25th January 2007

13wk date (major) 26th April 2007

SUMMARY Planning permission was granted (05/00020/OUTM) on 5 April 2005 for a residential development comprising the erection of 17 houses with access from Cassiobury Park Avenue on land at Watford Boys Grammar School. This current application is to determine the “reserved matters” of design and external appearance of the buildings and the landscaping of the site. The siting and the means of access were previously determined at the outline stage.

The 17 dwellings front a curved carriageway that separates the new residential development from the Boys Grammar Playing Fields. The proposed dwellings are a mix of three and four storeys in height, although all present as three storeys to the new access due to the fall of the land to the rear. The form and massing of the dwellings provide an

F 1 appropriate transition between the apartment buildings within Cassio Metro to the south- west and the two-storey dwellings to the north along Cassiobury Park Avenue.

The proposed design of the 17 dwellings will introduce a new style to this part of Watford. Whilst this may not have been an appropriate response had the site immediately adjoined existing dwellings, it is considered that the scheme sits within its own context and therefore uses its strengths – an outlook over the playing field – and its constraints – changing ground levels – to create a new development that will sit comfortably within its surroundings.

The proposed materials include a monochrome through coloured render plinth with Hanson Milton Hall Kentish Multi Stock facing bricks, Redland Richmond concrete tiles in slate grey, white painted timber windows and doors and painted metal balustrades to balconies with GRP lead effect canopies to the front.

There are a significant number of trees and some dense vegetation to the rear of the properties facing the Metropolitan Station Approach and part of Cassiobury Park Avenue. These will buffer the views from the street towards the proposed dwellings and will also provide a level of privacy to the rear gardens of the proposed dwellings.

The proposed design and appearance of the proposed dwellings and the landscaping of the site are suitable in this location and there will be no detrimental impact upon the surrounding area.

The Development Manager recommends the application be approved as set out in the report. BACKGROUND

Site and surroundings The site forms part of the Watford Grammar School for Boys and is located within the existing area of playing fields that serve the school. It has an area of 0.85 hectare and is

F 2 located along the north-west boundary of the school site abutting Metropolitan Station Approach. It forms a crescent shape extending from the all-weather playing surface, behind the disused swimming pool, to Cassiobury Park Avenue where the proposed access junction is sited. Due to its configuration, the varying levels, drainage and the disused swimming pool, it is not used for sports activities except for two small areas. The site contains a significant number of preserved trees (TPO112) located around the boundaries of the site and around the disused swimming pool, which will provide a buffer between the development and the adjoining residential properties.

Proposed development This is a reserved matters application for the design and external appearance of the buildings and the landscaping of the site for 17 houses with access from Cassiobury Park Avenue. The details submitted include:

• Erection of 10no. three storey 4 bedroom dwellings; and • Erection of 7no. part three/ part four storey 5 bedroom dwellings.

The proposal incorporates a series of three storey villas (as seen from the street) with low pitched hipped roofs, a rendered ground floor and either buff or red brick to the upper floors. The addition of Italianate style detailing, in the form of balconies, columns and fenestration, attempts to create visual interest to the ‘block’ shaped dwellings. Whilst the flank elevations are generally plain or with a small number of windows, these can not be seen directly from the street due to the close proximity of each house and the siting of the dwellings around the crescent.

Planning history 05/00020/OUTM – Outline application for a residential development comprising the erection of 17 houses with access from Cassiobury Park Avenue was approved at the Development Control Committee meeting on 5 April 2005.

F 3 Relevant policies Structure Plan Review 1991-2011 A summary of the relevant policies is provided below. For the full text of each policy, you should refer to the main document.

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.

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

Policy 25 Car Parking - Residential . Full needs for car parking should be met on site except in town centres and on sites accessible by passenger transport.

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 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.

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.

F 4 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.

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

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.

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

F 5 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.

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.

SPG6 Internal Room Space Standards This guideline sets out the standards for the minimum space required for different types of rooms depending on the amount of people living within the dwelling.

Planning Policy Statements Planning Policy Statement 1: Delivering Sustainable Development 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.

Planning Policy Statement 3: Housing Sets out how the planning system supports the growth in housing completions needed in . 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

F 6 • give priority to pedestrians over vehicles • promote energy efficient housing Also encourages provision of affordable housing.

CONSULTATIONS Neighbour consultations The following properties were notified:

• Cassiobury Triangle Committee, 23 Shepherds Road, Watford, WD18 7HU • 1, 3 Swiss Avenue, Watford, WD18 7LL, • 1-101 Catalonia Apartments, Metropolitan Station Approach, Watford, • 19, 21-34, 34A, 35-43, 43A, 43B, 45, 45A, 47-69 (odds), 70, 70A (flats 1-4), 71-79 (odds), 80-87, 89 Cassiobury Park Avenue, Watford, WD18 7LD, • Park Keepers House, Cassiobury Park, Watford, WD18 7HY • 1-2 Park Keepers House, Cassiobury Park, Watford, WD18 7HY • 1-21 (odd), 16-30 (even), 40 Shepherds Road, Watford, WD18 7HU, • Cassiobury Park Lodge, Cassiobury Park, Watford, WD18 7HY • 1-2 Cassiobury Park, Watford, WD18 7HY, • 1-2 Cassiobury Park Cottages, Cassiobury Park, Watford, • 1-4 Vatican House, Venice Avenue, Watford, WD18 7BQ • 1-8 Venice Avenue, Watford, WD18 7BP, • 1-8 Siena Place, Venice Avenue, Watford, WD18 7BS • 1-10 Pisa Place, Venice Avenue, Watford, WD18 7BT

8 responses have been received to date citing the following objections: • The proposed design of the dwellings is incongruous with the properties along Cassiobury Park Avenue; • The proposed dwellings are not individually designed;

F 7 • The proposed height of the dwellings is higher than the trees to the rear of the site; • The proposed trees shown on the landscape plan should be evergreen; • There is an insufficient buffer to the rear of the site; • The proposed dwellings do not face onto Cassiobury Park Avenue; • There is inadequate provision of open space to the rear of some of the properties.

These concerns are addressed in the appraisal section of the report below.

Advertisements in local paper/site notices A site notice was displayed in the vicinity of the site on 6 February 2007 and an advertisement placed in the local paper on 2 February 2007.

Statutory consultations Arboricultural Officer – No objection to the landscape plan.

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 PPG’s and PPS’s, this Plan continues to have weight as a material consideration 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

F 8 determination of planning applications and are intended to ensure consistency in decision making.

Matters for consideration The grant of outline planning permission for this site determined that the principle of a residential development of 17 houses on the subject site was acceptable. At the outline stage, the siting of the dwellings and the means of access to the site were also determined, and therefore these matters do not form part of this reserved matters application. The only outstanding issues to be resolved are the design and external appearance of the buildings and the landscaping of the site. These are discussed below.

Design and external appearance The proposed dwellings are a mixture of three and four storey detached dwellings that are sited around the curve of the approved access road that separates the houses from the playing fields to the south and east. Whilst the houses are generally consistent within an overall theme in terms of form, massing and external detailing, there are 5 varying designs as follows:

‘C’ type housing (located within the southern corner of the site) – Three storey dwellings with a kitchen and breakfast room, utility room, WC, study and dining room at ground floor, a bedroom with ensuite, bathroom and lounge with a balcony looking over the playing fields at first floor and three bedrooms (one with ensuite) at second floor. Every room has an outlook and the main lounge will get morning sun whilst the kitchen and a majority of the bedrooms will get afternoon sun. There is significant vegetation to the rear of these properties.

‘D1’ type housing – Three storey dwellings with a kitchen/dining room, utility room, study and garage at ground floor, a lounge with a balcony overlooking the playing fields, two bedrooms and a bathroom at first floor and two bedrooms both with an ensuite at first floor. There are two dwellings with this configuration, one which is the fifth most southern property and one which is the second property in from the north-east corner.

F 9

‘D2’ type housing – Three storey dwellings that are very similar to the ‘D1’ style houses, with the exception of additional windows to one flank elevation. There are two dwellings with this configuration.

’E’ type housing – Three storey dwellings with a kitchen/dining room, utility room, WC, study and single garage at ground floor, a lounge with balcony overlooking the playing fields, a bathroom and two bedrooms at first floor and two bedrooms both with an ensuite at second floor. There are four dwellings with this configuration, two of which are close to the southern corner of the development and two of which are located within the north- eastern section of the development.

’F’ type housing – Four storey dwellings with a kitchen/dining room, utility room and family room located at the lower ground floor, a bedroom, WC, study and garage located at upper ground floor, a lounge with a balcony overlooking the playing fields, a bathroom and a bedroom at first floor and three bedrooms at second floor. As a result of the fall of the land, the dwellings will present as three storeys from the newly created access road (the frontage) and as four storeys from the rear. Also as a result of the fall of the land down towards Metropolitan Station Approach, the kitchen/dining room at lower ground floor opens onto the rear garden area, whilst the garage at upper ground floor facing the access way is at grade at this section of the development. There are seven dwellings with this configuration that are located in the central part of the site.

The proposal incorporates a series of three storey villas (as seen from the street) with low pitched hipped roofs, a rendered ground floor and either buff or red bricks to the upper floors. Italianate style detailing, in the form of balconies, columns and fenestration, has been added to provide articulation to the dwellings. The flank elevations are generally plain or with a small number of windows; however, these can not be seen from the street due to the close proximity of one dwelling to the next. There will be no overlooking from one dwelling to the next as the flank windows provide daylight only to bathrooms and stairwells.

F 10 The proposed massing and form of the dwellings, whilst perhaps larger than might have been envisaged at the time of the outline application, will provide a suitable transition between the apartment buildings within the Cassio Metro site to the south-west and the two storey residential properties located along Cassiobury Park Avenue to the north. The proposed design of the dwellings, whilst unique in this location, creates its own context and, as a result, the new dwellings will sit comfortably in this location. The existing vegetation located to the rear of the properties, and the fall of the land down towards the station, will result in very limited views of the new houses and will act as a buffer between the private and public realms.

A schedule of proposed materials has been submitted and provides details as follows (the houses are numbered 1-17 starting closest to Cassiobury Park Avenue):

House Walls Roof Joinery Other Details Number 1-2 and Monochrome through Redland Richmond White painted Painted metal 12-13 coloured render plinth concrete tile. Slate windows and balustrade to with Hanson Milton Grey. doors. balconies etc. Hall Kentish Multi GRP lead effect Stock facing brick canopy to front balcony. 3-11 Monochrome through Redland Richmond White painted Painted metal and 14- coloured render plinth concrete tile. Slate windows and balustrade to 17 with Ibstock Weston Grey. doors. balconies etc. Red multi facing GRP lead effect brick. canopy to front balcony.

Garage door Hörmann steel garage doors – Kingston design Roads / footway Marshalls ‘Tegular’ ‘Burnt Ochre’ to road. Footway ‘Harvest’.

F 11 Paths (private) Redland ‘Saxon’ natural. Fences / Walls Albany type railings to boundary with playing fields. Closed boarding fences to rear boundaries to 2 metres high.

The proposed materials are considered to be acceptable in this location. The applicant originally proposed PVCu windows and doors; however, this was not considered to be appropriate due to the large number of windows on the dwellings, their dominance in the overall design and the important role of the windows in breaking up the massing of the buildings with detailed fenestration. It was considered that painted timber windows were more appropriate and would result in a higher quality of finish for each dwelling and the development as a whole.

Landscaping The proposed landscaping plan includes 19 trees with the majority to be planted at the entrance to the site off Cassiobury Park Avenue. The remainder are to be planted to the front of the dwellings. There is an existing bank of protected trees to the rear of the properties abutting Metropolitan Station Approach and details of tree protection measures during construction have been provided and approved by Council’s Arboricultural Officer. It is considered that the landscaping plan is acceptable.

Consideration of objections received

The proposed design of the dwellings is incongruous with the properties along Cassiobury Park Avenue – It is acknowledged that the design of the dwellings is not the same as the existing houses in Cassiobury Park Avenue. However, because of the siting of the proposed dwellings, the fall of the land and the vegetation located along the rear boundaries of the site, the site is self-contained and reads more with the context of the school playing fields rather than the existing residential development to the north. Consequently, the site lends itself to the possibility of a more contemporary design that will sit within its own context as it will not be seen within the same streetscape as the

F 12 existing early 20 th Century dwellings.

The proposed dwellings are not individually designed – The proposed dwellings, whilst they have minor differences both internally and externally, are generally similar in design and massing. In light of the comments relating to the first objection above, it is important and necessary that there should be a consistent element throughout the design of the new houses to ensure that they do create a distinct character, thereby allowing the development to create its own context. It is considered that this approach is acceptable in this location.

The proposed height of the dwellings is higher than the trees to the rear of the site – Whilst the groups of dwellings to be located at either end of the subject site are three storeys in height, the dwellings to be located in the centre of the site are to be four storeys as seen from the rear. However, the substantial cover that is provided by the trees at the bottom of the gardens will ensure that there are only limited views of these dwellings. As the site slopes down towards the rear of the site, the trees that are located on the border with Station Approach will be very much higher than pedestrians such that all views to the site will be up and through the trees, and this will be a sufficient buffer to the dwellings.

The proposed trees shown on the landscape plan should be evergreen – The landscape plan has been submitted to Council’s Arboricultural Officer who has approved the scheme and the proposed plantings. The additional trees to be planted on the site are generally at the entrance to the development and to the front of the dwellings along the access road. The mix of trees proposed is considered appropriate.

There is an insufficient buffer to the rear of the site – The principal and siting of the dwellings has already been approved as part of the outline application and as such the question of visual buffers to the site and the impact of the dwellings on the streets to the rear has already been determined and accepted.

F 13 The proposed dwellings do not face onto Cassiobury Park Avenue and there is inadequate provision of open space to the rear of some of the properties – As mentioned above, the siting of the proposed development was determined at the outline stage and it does not, therefore, form part of the current reserved matters application.

Conclusion Although the proposals in this reserved matters application may differ from what might have been envisaged at the outline stage, the design and appearance of the dwellings and the landscaping of the site are nevertheless acceptable in this location. The dwellings create their own context with its own self-contained design style. The layout of the dwellings draws on the strengths of the site by splitting the living areas, with some sited looking out over the playing fields whilst others open onto the rear gardens. There is a combination of traditional and contemporary materials, and these are employed to provide articulation to the houses and to create a consistent rhythm through the development. The form and massing of the proposed dwellings provides a transition between the apartment blocks to the south-west and the dwelling houses to the north, and the proposed height and scale of the development are appropriate in this location. The Development Manager therefore recommends that the application be approved.

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HUMAN RIGHTS IMPLICATIONS The grant of permission, subject to a planning obligation and conditions, will have an impact on the human rights of the applicants to develop the land. However, this is considered justified in order to protect the human rights of third parties and to accord with the policies of the local plan. With appropriate conditions, it is not considered that any impacts on third parties will be sufficient to override the human rights of the applicants in this instance. ______

F 14 RECOMMENDATION

That the details of design and external appearance of the buildings and landscaping of the site be approved pursuant to Condition 1 of outline planning permission ref. 05/00020/OUT dated 13 March 2006.

Informatives

1. The Local Planning Authority’s reasons for granting planning permission is this case are as follows:

The Development is in accordance with the policies of the Development Plan (namely the Watford District Plan 2000 and the Hertfordshire Structure Plan) and for the reasons outlined in the background report is not considered to result in material harm to interests of acknowledged importance beyond that which would occur were the development to comply with all Supplementary Planning Guidance adopted by the Council for planning purposes. Having regard to the site’s 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.

2. 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

F 15 Watford District Plan 2000: Policy H8 – Residential Standards Policy H11 – Housing Mix Policy U1 - Quality of Design Policy U2 - Design and Layout Policy U3 - Integration of Character Policy U6 - Landscape Design Policy SE7 – Waste storage and Recycling in New Developments Policy SE39 – Protection of Trees

Drawing numbers • 10877 – Site Survey Plan • 2728/06B – Site Plan • 2728/18 – House Type D2 –Plans and Elevations • 2728/19 – House Type D1 –Plans and Elevations • 2728/20 – House Type E –Plans and Elevations • 2728/21 – House Type F – Plans and Elevations • 2728/22 – House Type C – Plans and Elevations • 2728/24 – Site Location Plan • 2728/26 – Section Through Plot 11 • 2728/27 – Section Through Plot 5 • 898.2B – Planting Plan • Perspective 1 – View from Access Road ______

ACCESS TO INFORMATION

Background Papers • Photos • Letter of objection from Mrs Shipley of 49 Cassiobury Park Avenue, Watford • Letter of objection from PR and N Benson of 28 Cassiobury Park Avenue, Watford

F 16 • Letter of objection from Dennis Gardner of 51 Cassiobury Park Avenue, Watford • Letter of objection from Karen England, Secretary, Cassiobury Triangle Residents Assoc, 13 Cassiobury Park Avenue, Watford • Letter of objection from Mr D Smith of 24 Queen Marys Avenue, Watford • Letter of objection from R And E Charles Walker of ‘Dunsford’ 18 Cassiobury Park Avenue, Watford • Letter of objection from Mr D J Gomm of 53 Cassiobury Park Avenue, Watford • Letter of objection from Mr P Davies of 47 Cassiobury Park Avenue, Watford

Published Documents PPS1 Hertfordshire Structure Plan Review 1991-2011 Watford District Plan 2000 SPGs 4, 5 and 6

Case Officer : Ms Hannah McBride-Stephens Tel Ext: 01923 278286

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