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Former Watford Laundry, Sydney Rd, Watford

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Former Watford Laundry, Sydney Rd, Watford 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. A) Site B) 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 A) 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 View 1 Westfields Academy and Works Community Sports Fields Laundry View 4 Key The site 1 Storeys Ordnance Survey, (c) Crown Copyright 2017. All rights reserved. Licence number 100022432 2 Storeys 3 Storeys Residential 13 03. Analysis 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.
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