Former Watford Laundry, Sydney Rd, Watford

Design and Access Statement

June 2018 Metropolis PD 4 Underwood Row London N1 7LQ

T: 020 7324 2662 F: 020 7324 2663 2 www.metropolispd.com Contents

01. INTRODUCTION 3 05. SCHEME DESIGN 29

Project Description 4 Layout 30 Brief 5 Use and Amount 32 Outlook and Aspect 33 02. A Changing Area 7 Internal Layout 34 Scale and Massing - Overview 35 Local Developments 8 Sydeny Road Massing 36 Whippendell Rd Development 9 Railway Edge Massing 37 Sydney Road Adjacent Site 9 Appearance Strategy 38 Proposed Materials 39 03. ANALYSIS 11 Proposed Elevations 40 Sydney Rd Elevation 41 Physical Context 12 Internal Street Elevation 42 Urban Context 13 Southern Elevation 42 Site Photos 14 Garden Courtyard Elevations 43 Connections, Transport & Access 15 Detailed Elevations 45 Constraints and Considerations 16 Sydney Rd A and B 45 Opportunities 17 Sydney Rd Rear 46 Block D and H 47 04. DESIGN DEVELOPMENT 19 Block D and C 48 Block B and F 49 Pre Application One 20 Introduction Pre Application Two 21 Townscape Views 50 Pre-App Three and Four 22 Accommodation 52 Community Consultation 23 Typical Layouts 52 Landscape 54 Developing the Proposal 24 Landscape Strategy 55 1. Orientation 24 Secured By Design 56 2. Reduced Height to the North 24 3. Building Definition 24 06. ACCESS 57 4. Defining Building Entrances 25 5. Building Fenestration 25 Pedestrian Access 58 6. Balconies and Amenity 25 Vehicular Access 59 01. 7. Balconies and Amenity 25 Cycle Stores and Refuse Stores 60 8. Developing Variety and Scale 26 Parking 61 9. Development of hierarchy 27 Summary 62

3 01. Introduction

Project Description

This document has been prepared by Metropolis on behalf of Fairview New Homes Ltd. The document sets out the design approach for the site at Sydney Road, Watford, which is a former industrial laundrette and low density housing, forming an inappropriate use in a rapidly changing area.

Proposals for the site have previously been discussed during numerous pre application meetings with officers from Watford Borough Council. The proposals shown within this document form part of the Planning Application Pack which has developed through the Pre Application and Public Consultation process.

The proposed scheme will deliver 227 residential units across the 1 Hectare site, distributed in a series of buildings ranging in height from 3 – 11 storeys. The scheme provides a mix of 1, 2 and 3 bed apartments and achieves an appropriate density of 228 units per hectare.

A total of 167 car parking spaces are proposed (Inc. 61 undercroft spaces) which is considered appropriate with regard to policy direction and Site the accessibility of the site. All homes have been designed to meet minimum space requirements and will comply with building regulations Part M4(1) for accessibility.

The proposal will achieve the following:

• Redevelopment of a brownfield site bordering Sydney Road, in Watford

• 227 residential apartments in a mix of 1, 2 and 3 bed units.

• Building heights ranging from 3-11 storeys.

• Regeneration of a gap in the local urban fabric along Sydney Road.

• New active frontage addressing Sydney Road.

4 01. Introduction

Brief

It is the ambition of the client and design team to Watford Borough Council Design Guidance Mix of housing types Appropriate Land Use deliver an outstanding new development of high 1 BED x 42 architectural quality.

The design team has developed proposals in order to present a solution that capitalises on the opportunities presented by the site.

In summary, the aspirations for the project are:

• To work in harmony with the site next door 2 BED x 162 3 BED x 23 and deliver a complementary and phased development.

• Provide a scheme that reflects the character Optimise the potential of the site Respond to a changing market Neighbourly approach to the design of the surrounding area by predominantly using brick, picking up on references from surrounding houses and the industrial heritage of the site.

• Create simple yet elegant elevations ensuring that Sydney Road and the Railway Line edge, the two key public frontages, provide appropriate townscape responses.

• The heights of the blocks should be carefully considered. The height of the proposal along Sydney Road to should respect the neighbouring properties and rise to the rear toward the railway line where more height would be acceptable. Sustainable development Practical place to live Consultation • Provide high quality landscaped spaces within the scheme to give residents usable amenity space and create an attractive outlook from the apartments.

The detailed brief evolved during the design and consultation process, in regular reviews with the client, their property advisors, third party consultees and the Local Authority, but the principles described above have remained constant.

5 Page Intentionally Blank

6 A Changing Area 02.

7 02. A Changing Area

Local Developments

The site represents an ideal urban regeneration opportunity - Whippendell Road The site is currently a non conforming use in a residential area with unattractive, dated buildings.

There are two further development sites locally that have proposals for redeveloping industrial buildings to provide new residential homes. The following pages describe and show neighbouring A) Whippendell development sites. Rd Development A potential catalyst for growth - Sydney Road The railway line to the south of the site has the potential to accommodate a proposed new Metropolitan Line Extension which would provide two new stations; Cassiobridge & Watford Vicarage Road. This potential reimplementation of the currently disused railway line would improve transport connections locally.

Metropolitan Line Extension 2020 B) Sydney Road Disused Railway Line Adjacent Site

Proposed8 new Metropolitan Line extension for 2020 02. A Changing Area

A) Whippendell Rd Development B) Sydney Road Adjacent Site

3 main residential buildings comprise of; • Building A 3 storeys in height fronting Sydney Rd. Building steps up in height away from Sydney 81 Apartments; Road within a 25 degree angle to 10 storeys at the 30 x 1 Bedroom; southern end of the site. 47 x 2 Bedroom; 4 x 3 Bedroom; • Generous landscaped areas introduced to site.

• A new house is to be created within the existing gap between Nos. 7 and 9 Sydney Rd.

Site

N Site N

Plan showing the layout of the proposal at Whippendell Rd Plan showing the layout of the neighbouring proposal along Sydney Rd

Location Plan

Sydney Rd Site B)

Illustrative images of the proposal Illustrative images of the proposal 9 Page Intentionally Blank

10 Analysis 03.

11 03. Analysis

Physical Context

The site is approximately 1 ha in area and comprises a vacant industrial laundry, five houses, two maisonettes and an MOT testing centre.

The surrounding area is formed of a mix of commercial and residential uses and it’s immediate interfaces are described as follows: Sydney Road - To the north, the site is bound by Sydney Road, which is mixed residential and commercial development.

- To the east, the site is bound by various commercial developments – including a car wash. This is soon to be replaced by a consented residential scheme of up to 10 storeys.

- To the south, the site is bound by disused railway lines, with school playing fields beyond.

- To the west, the site is bound by residential development fronting Sydney Road.

The site is not located within a Conservation Area nor are any of the existing buildings listed.

Disused Railway Line

Westfield Community Sports Centre

12 03. Analysis Residential

Urban Context View 1 Residential The photographs adjacent illustrate the site and its context. The site is defined by Sydney Road to the north, semi -detached houses to the west and Residential a proposed development to the east. There is a varied mixture of built form around the site.

The site is located within the Holywell suburb of Watford to the south west of the town centre, with Watford Underground Station within 20 minutes walking distance (1km). View 2 To the south of the site is the Westfields community sporting fields. Surrounding the site Industrial the majority of land use is residential.

View 4 Residential The existing site is surrounded by a varied context. Along Sydney Road, adjacent to the site to the west is a row of terraced housing. View 3 View 4 View 2 Residential As shown earlier within this document the intensification of residential uses is proposed to expand to the north west and to the east of the site removing the former industrial sites from this mainly residential area. View 3

Existing Heights Industrial

Westfields Academy and

Works Community Sports Fields Laundry View 4

Key

The site

Site Photos

View 01 - Looking east along railway line, south boundary View 02 - looking across railway line to neighbouring buildings View 03 - Looking west along railway line

View 04 - looking along south boundary / existing building View 05 - Looking down onto main site entrance & courtyard View 06 - Looking along east boundary

Key: View Locations View 07 - Looking west down Sydney Road View 08 - Looking east along Sydney Road 14 03. Analysis

Connections, Transport and Access

Watford is close to the orbital M25 and the M1 which links London to the Midlands and the North.

It is served by a number of local and national bus services with some TfL routes towards Brent 200m (4Mins) Cross and Harrow. Bus services connect Watford with Heathrow Airport.

Two main railway stations and a London Metropolitan Line Underground station make Watford and the site very well connected to the 100m (2mins) rest of the UK, reaching the Midlands in one hour and arriving into central London in as little as 20 minutes.

Direct trains run to Birmingham International Airport as well as trains to Gatwick via central London.

Site

Key

Site Location

Bus Stop

Watford Tube Station

Primary ‘A’ Roads

Railway Line

Disused Railway Line

15 03. Analysis

Constraints / Considerations

The site presents a number of constraints and • Non conforming industrial land • Wasted asset considerations in terms of the existing context and emerging masterplan. • Contamination on the laundry site • Buildings no longer fit for purpose

• Noise sources at the rear from football / rail • Broken street frontage creating gaps within in the future the streetscene

• Traditional housing nearby; Need to protect amenity

Neighbouring proposed site

Sydney Road

Neighbouring proposed site

North South orientation of the site

16 03. Analysis

Opportunities

The masterplan has been developed to establish • Improve visual outlook along Sydney Road • Optimise the currently under-used site in a • Locate smaller scale massing to the front design principles: and significantly enhancing the road frontage, sustainable location. along Sydney Rd to reflect the existing providing a consistent and active street massing of the street • Provide a more suitable neighbour to the frontage. • Orientate buildings to maximise both surrounding residential properties. daylight and views • Create “green fingers” of open space • Make use of pleasant views across open visually linking with the Westfields sports fields • Provide modern housing consistent with the space to the rear of the adjacent site. • Locate taller massing to the rear of the site to the south regeneration of the Watford area. along the railway edge • Improve the street scene with contemporary • Allow for southerly views through the site. architecture and landscaping.

Sydney Road

Sydney Road EAST Lower Massing Lower Massing

Taller Massing WEST

North South orientation of the site

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18 Design Development 04.

19 04. Design Development

First Pre-Application (27/04/17)

The first pre-application meeting was held with Watford Borough Council in April 2017. This was to discuss the principles of the development and overall approach to design including scale, height and massing. The Pre-App scheme presented is as follows;

• 230 to 240 units

• 75% parking ratio

Planning comments as follows:

• 3 / 4-storeys acceptable along Sydney Road

• 8 / 9-storeys to railway side acceptable

• Consider reducing 7-storeys behind street scene to 6-storeys (to be assessed for sunlight/ 8.5m daylight)

• Parking could be reduced to 30% to 50% 7 7 subject to justification. 20.5m 7 • Consider “green fingers” with views through 6 site. 8

21m 20.5m 8

8m 7 Time Line Pre-App 1 Pre-app 2 Pre-app 3 Pre-app 3 Public Layout Layout Elevations Finalise Exhibition response scheme

Design Development

April May March April May 2017 2017 2017 2018 2018

20 04. Design Development

Second Pre-Application (05/17)

FNH response to LPA comments:

A second pre-application meeting was held with Watford Borough Council in May 2017. This sought to address the comments raised in the April 2017 pre-application meeting and are summarised as follows:

• 3 / 4-storeys to roadside blocks, 3-storey adjacent to existing housing, 4-storeys opposite existing laundry.

• Increased from 8 to 9-storeys at railway side.

• Reduced from 7 to 6-storeys in front of railway blocks.

• Parking ratio maintained at 75%. 8.5m • “Green fingers” introduced to provide views through the site. 6 6 6

Visual Connection 20.5m 6 9 Visual Connection

9 Visual Connection 20.5m

21m 8 8m

21 04. Design Development

Third and Fourth Pre-Application meetings (04/18)

A further two pre-application meetings were held in March and April 2018. Detailed proposals were presented at this stage which included floor plans and elevations. The diagram summarises the comments received from officer and how they have been addressed:

• The proposal layout was designed to ensure a 22m distance between the blocks and 11m from the east and west boundaries.

• The design team was asked to consider some variation within the elevations of the taller elements along the railway edge of the proposal. 11m • Heights increased up to 11 Storeys

Variation of the fenestration and 6 balconies within the elevations. 6 22m The development of the elevations is shown in the 6 later pages of this document. 9 22m 6 22m

11 11m

Variation within the elevations of the taller elements along the railway edge of the proposal included within the proposal following discussions with Watford Borough Council 22 04. Design Development

Community Consultation Workshop

On the 31st of May 2018 a community consultation workshop was held in the local area to present the scheme to local residents for review. Boards with context, assessment, development, site plans, elevations and indicative views were presented.

23 04. Design Development

Developing Proposal Design Changes:

As the most prominent form within the scheme the taller elevations along the railway line need careful 1. Orientation 2. Reduced Height to the North 3. Building Definition consideration.

The taller elements to the south of the site were considered in detail as they will be a very visible elements of the scheme and provide the greatest East opportunity for expression and additional interest in the scheme.

West South

The southern blocks have been orientated to maximise By reducing the northern ends of the blocks The variation in height adds diversity to the skyline the views toward the open green space to the south. overshadowing of the proposed buildings along Sydney emphasising the vertical elements within the Rd will be minimised. elevations. The orientation of the buildings also allows the flats to receive either a East, West or Southerly aspects as The reduction of massing to the north will also break The design principle to add extra height at the corners well as dual aspect. down the scale of the buildings, creating a more elegant of the new taller elements creates the appearance of a slender proportion. series of smaller buildings which would be lost within a uniform massing.

24 04. Design Development

4. Defining Building Entrances 5. Building Fenestration 6. Balconies and Amenity 7. Balconies and Amenity

Where entrances to the buildings are located the design The use of a brick as the main material in the The balconies protrude from the elevations adding Creating a frame in which the window openings can creates protrusions, highlighting and increasing legibility elevations and the regularisation of openings picks depth and interest to the buildings. Cantilevered sit within divides the elevation into a simple regular of the proposal. A change in materiality will also divide up on the industrial heritage of the site and will balconies with flat bar metal balustrades will contrast form. In between the proposed frame the brickwork is the wider elevations and provide visual interest. aesthetically enable the buildings to reflect the with the brick adding variety to the materials articulated by corduroy brick giving texture and interest surrounding area. to the buildings. This will be in conjunction with communal amenity afforded to all apartments in the form of garden It is proposed that our design will work with a limited courtyards. palette of high quality materials. The use of different brick colours will be used to emphasise verticality and highlight core components of the building such as entrances and corners. 25 04. Design Development

8. Developing Variety and Scale

The framed brickwork ties the scheme together and simplifies the form and massing of the building.

Changing the direction of the framed sections at corner locations of the buildings breaks away from the uniformity providing juxtaposition and visual interest.

Balconies within the framed system were also changed to protrude from the elevation at varied directions further accentuating variation in the brick frame.

26 04. Design Development

9. Development of hierarchy

The southern elevation appears as a series of slender elements as shown in the diagram (A- H). This is created by the vertical division of the buildings centrally from the base to the top. The variation between uniform brick frame and the changing direction frame accentuate the difference between the two sides of the building.

The use of brick type and variation of the framing has been located strategically to create a hierarchy in the southern elevation. The two 11 storey building reflect each other, framing the garden courtyard including the play space. The two smaller buildings are simpler but follow a similar architectural language. F G E Reflect H D C

B A

Play Space

Grounding

Focus direction direction direction Simple Simple Simple Frame Simple Frame Simple Frame Change in frame Change in frame Change in frame Juxtaposition Juxtaposition Juxtaposition

Hierarchy