Item 6 – Appendix 2

Leggatts Planning Brief (Draft For Consultation) Representations Received During Consultation: 16 July – 12 August 2007

The representations received have been summarised below for the sake of clarity and brevity.

Abbreviations BECC = Bill Everett Community Centre WBC = Borough Council S106 = Section 106 agreement SBD = Secured By Design HCC = County Council

001: Mrs Holland TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Housing Favours carbon neutral buildings Agree in principle – scheme will Update text on pg 17 to replace design have to meet with standards in Code reference to “BREEAM for Sustainable Homes which now Ecohome Standards” with replaces the BREEAM Ecohome reference to the “Code for Standard as the standard to be Sustainable Homes” and used. specify need to demonstrate that homes will reach level 3. Housing Favours use of recycled water Agree in principle – scheme will Update text on pg 17 to replace design have to meet with standards in Code reference to “BREEAM for Sustainable Homes which now Ecohome Standards” with replaces the BREEAM Ecohome reference to the “Code for Standard as the standard to be Sustainable Homes” and used. specify need to demonstrate that homes will reach level 3.

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Housing Rubbish stores should be well designed and Agree with this and will be dealt with No change needed design discreet at detailed design stage once the application is submitted. Public Favours improved bus services and Agree with this and will ensure that No change to brief Transport measures to encourage their use by local this is discussed during the pre- people. application and application stage of any scheme. It is necessary to have more detail on the numbers and types of housing prior to having serious discussions on this. Options may include improved bus stops and enhanced services.

002: Mr A. Knight TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Road traffic Leggatts Way and North Western Avenue This needs to be discussed with Text added to page 12 requiring are not suitable for large volumes of traffic, HCC. The brief can make reference any applicant for planning and were not designed as through routes. to the need to discuss these issues permission to demonstrate that Traffic levels are already too high on these with HCC and submit agreed the issue of traffic on Leggatts streets, and any planning decisions should proposals as part of scheme. It Way has been discussed with avoid exacerbating these problems. would have to be included as part of HCC and appropriate off site a s106 agreement. It will be works agreed, necessary for the developers to submit a Transport Assessment as part of the planning application.

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003: Mr K. Walters (submitted two representations) TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Housing The brief’s proposals for flats and houses No comment No change needed. types are acceptable. Pedestrian The proposed pedestrian and cycle route The land needs to have an active Amend text of design and cycle from the middle of Leggatts Way (adjacent and managed use either as a well framework to reflect this and access to number 124) is not desirable. This route thought out route from the site to the amend concept plan. has been stopped up for at least 30 years, bus stops and Leggatts Way (it Page 20 Pedestrian Access and gates were fitted at the rear 10 years would need to incorporate section to read “Pedestrian ago to prevent trespassers, criminal appropriate security measures along access to Leggatts Way should damage, drug taking and other anti-social boundaries to minimise the either be improved and re- behaviour in that area. opportunity for anti-social behaviour) opened to include cycle use or or as part of a private property with be incorporated into private no public access and secure land of adjoining properties with boundaries. secure boundaries”. The alleyway could be used as a road and If the alleyway is to remain closed place traffic lights to stop fast moving then the developer must provide a vehicles along Leggatts Way or even sell pedestrian access to Leggatts Way the alleyway to stop use. at the southern end of the site on the land which they own; they must not There is no need for a pedestrian/cycle rely on pedestrian traffic using the access route over this land, particularly as it BECC access which is outside of is only 100 yards from the proposed main their ownership. entrance. It would be preferable to build housing on this site instead.

Alternatively it might be desirable to use the Cannot do this without widening the passage beside 124 Leggatts Way as a access which would require

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vehicular access to the site if it could be purchasing private rear gardens. widened.

004: M. Sibley (Herts Constabulary, Police Architectural Liaison Officer, Watford) submitted two representations TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE General Generally satisfied with the draft brief, the No comment No Change needed only point on which he disagrees being the issue of parking at the rear of properties – see below. Car The police prefer that parking be provided in The design details should show that No change needed Parking locations where owners are able to see their the rear courtyards can be vehicles from their homes i.e. within the adequately surveyed – there are curtilage of a house, or at the front. It has devices which allow this to happen been proven that parking in rear courtyards including the placing of units within is an encouragement to crime against the rear courtyards as has been vehicles. Once one such vehicle has been done at Newhall in Harlow, a targeted, residents tend to lose confidence Building for Life Award winner. in the rear courtyards, and tend to park on Brief refers to the need to comply the street at the front instead, which can be with Secured By Design standards untidy. which should ensure that car parking is provided in a secure way. Design Delighted to see mention in the Brief of the No comment No change needed Principles Secured By Design standards. Section Would like to see a police facility provided Need for police facility in this No change needed. 106 on site as part of a section 106 agreement. location has been superseded by This might for instance be a small enquiry Herts Constabulary plans, notified to

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office, or perhaps a lockable room to act as WBC since Mr Sibley's response a police office, possibly with CCTV was received. monitoring facilities, secure storage for police bicycles etc.

005: Mr & Mrs Stone TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Housing There is a service road that runs along the The existing access arrangements to Add text to brief to ensure that types boundary of the Leggatts Campus which is this road will be retained in the new this happens. accessed via Heather Lane. This should be scheme. made accessible at all times to allow access for vehicles and for residents to these garages. Trees There are a number of mature trees marking A tree survey should be submitted Add text on page 11 under Site the boundary of the service road and the as part of the application. constraints “ and the location of Leggatts Campus, and also on the Campus key trees on site” at end of first that are in need of protection by a sentence. preservation order. This needs to be done Add notation to constraints before any building work starts on the site. diagram.

Transport Objection to the preferred option in the brief The developer of the site will have to Text added to page 12 requiring access and (principal access off Leggatts Way be via prepare a Transport Assessment for any applicant for planning road traffic the B.E.C.C. as the only logical option). the site. The content of this will have permission to demonstrate that They proposed the access from the A41 be to be discussed with HCC as the the issue of traffic on Leggatts reconsidered with the possibility of a Highway Authority and any Way has been discussed with lozenge shaped roundabout on the A41 ameliorative measure required HCC and appropriate off site

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including access to the Leggatts Campus agreed with them. works agreed. and to the mosque. The brief can make reference to the Overall reasons for objection to the need to discuss these issues with preferred option HCC and submit agreed proposals • Overloaded traffic problems coming as part of scheme. It would have to through from St Albans Road to the be included as part of a s 106 A41 and A405 agreement. • Ambulance travelling from the Ambulance Station on the Balmoral Estate to various points. • Fire engines, Police cars etc • The proposed nearly 500 vehicles from the new estate • Plus vehicles visiting the new small supermarket and delivery vehicles for the local centre

Facilities The replacement of the Youth Centre that is Agree that some community facilities Add to development proposals currently located at the B.E.C.C. that is should be retained, but the types of section: proposed to be closed. facilities need to be determined and “Youth centre in BECC – should appropriate providers sought, which the BECC site be made A further consideration be given to the could be provided on site or with available for development, the supply of facilities for changing rooms and public transport access, and youth facilities currently housed showers for people using the playing fields. changing rooms as part of the there should be replaced within Leggatts phase. the borough at a location which is accessible by passenger transport.” Add to s106 Contributions

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section, requirement for Phase 1 to provide for changing facilities.

Shops/local Welcome the suggestion in the planning Agree to add to list of possible Amend development proposals services brief of a proposed small local centre facilities section at small local centre pg comprising of a supermarket and would 17: suggests the addition of a doctors Surgery Add at end of bullet point “such and Chemist. as a doctor’s surgery; a dispensing chemist and play area.”

006: Mr R. D. Sorrell TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Local Supports the need for more sporting and No response No change needed Facilities playground facilities

007: Miranda Struthers – Consensus Planning TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Local Endorses the strategy for developing a No response No change needed. Centre sustainable network of neighbourhood centres. Suggests that a residential led of mixed use development on the site would assist in improving the sustainability of both the site and its surroundings by bringing

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forward a ‘neighbourhood centre’ with mix uses of retail and community use i.e. doctor’s surgery. Transport Concerned about the Council’s long term Accept this point but need to plan for Text to be added: Access from and Access intention for the primary vehicular access to the longer term. the A41 will be the principal be via the Bill Everett Community Centre If HCC agree we can make the access during phase 1 of the and since it is anticipated that the Leggatts statement regarding the acceptability scheme. Some alteration to the Campus site will come forward for of the Phase one solution should junction with the A41 may be development prior to BECC. If the sites are phase two not be developed. required to allow this work and developed in separate phases and the this should be agreed with HCC Leggatts site is developed first, George prior to submission of a Wimpey does not have third party access planning application for this rights over the BECC land. Therefore direct phase. The design of the access onto Leggatts Way will not be access on the A41 and the achievable until the BECC has been internal road layout should disposed of by HCC. allow for both the development of phase 1 only and the Supports the Briefs statement regarding the development of both phase 1 use of the A41 for phase one (Leggatts and phase 2. Campus) and phase two (BECC). Also acknowledged that there is no guarantee that the BECC site will be sold to George Wimpey and seeks to avoid a situation where George Wimpey could be held to ransom over access. It is anticipated also that the A41 should continue serving the playing fields if transferred to WBC for public use. Parking Suggests that there should be greater Parking is an issue and the Council Add reference in the section on

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flexibility about parking requirements within has clear standards on this. Car Parking to guidance on the brief. Flexibility would only be acceptable good design and location. with full justification. The better approach is to be creative about the design and location of the parking to avoid compromising the quality of the streets. Refer to guidance in Better Places to Live; Urban Design Compendium 1 and 2 and Manual For Streets. Density Suggests that as the brief strongly supports The site lies in an area of Propose to retain reference to that a significant number of housing be predominantly family housing away limited amount of provided and given the suburban character from the town centre. For this flats/apartments. of the existing residential neighbourhood, for reason it is appropriate to develop the development to be sustainable, it is the site for a similar housing type necessary to provide a mix of flats as well which will allow better integration of as houses and requests that the wording of new residents with the existing the Brief be amended to make reference to community. Accept that some flat this. Also the reference to a limited amount accommodation is acceptable and of flats/apartments on Page 19 be deleted. desirable for design reasons but wish to retain emphasis on houses. Section Requests the removal of the schedule of List has been updated to 106 suggested requirements from the brief as accommodate any recent changes in there is an opportunity for negotiating exact requirements. List sets out what is contributions, particularly in respect of normally required and does not Public Open space. prohibit discussion on these points; although any variation would have to be justified in terms of the policies Also, the timescale in the brief for adoption related to that contribution.

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says November 2007 while the covering Brief will have to be approved by letter states that WBC intends to adopt the Cabinet and the earliest date will be final version during the Summer. Needs 5th November 2007. Any further confirmation of adoption timescale and likely letters and information produced will committee dates. refer to this timetable.

008: June & Malcolm Sparrow TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Road traffic Generally, agrees with the brief, but has This needs to be discussed with Text added to page 12 requiring great concern about the additional traffic HCC. The brief can make reference any applicant for planning that will be generated in the area and to the need to discuss these issues permission to demonstrate that especially on Heather Lane. At the moment with HCC and submit agreed the issue of traffic on Leggatts Heather Lane is used as the through road proposals as part of scheme. It Way has been discussed with up onto North Western Avenue slip road would have to be included as part of HCC and appropriate off site gaining priority into onto the Courtlands a s 106 agreement. works agreed. Drive roundabout to go over the bridge rather than the busy and congested main North Western Avenue.

Concern that new residents will follow everyone else and increase the traffic that speeds down Heather Lane as a short route onto the roundabout. Signs have been erected before to stop this happening, but have been constantly smashed so eventually removed. There are a high

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number of families in this part of North Western Avenue that had their cars damaged or nearly missed a collision trying to get in or out of their driveways. The proposed calming measures on the new estate should be introduced first.

Facilities Concern about the promise of shops on the The brief states that these facilities Amend text re development new development, whether it will really will be provided and if an application proposals to include facilities happen as they were promised this and a is made without the facilities the needed. GP surgery in the past when the new Council has the right to refuse aerodrome site was developed and it never planning permission. happen. Safer road crossing can be Text added to page 12 requiring Also crossing over to use these facilities discussed with HCC as part of the any applicant for planning would mean risking being run over due to off-site highway works required for permission to demonstrate that previously mentioned road traffic issues. the site. the issue of traffic on Leggatts Way has been discussed with HCC and appropriate off site works agreed. What measures are going to be taken to The playing fields will benefit from prevent the woods and playing fields from being overlooked by the new houses vandalism? and from an enhanced footpath and access route to the A41. Incidents of vandalism will be monitored but the most efficient way of reducing vandalism is to have spaces used on a regular basis.

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009: Sue Ahrens TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Residential o New housing should de designed The new housing should Amend text on pg 17 to refer to Dev't with energy – saving features and the demonstrate how it meets the Code for Sustainable Homes use of renewable energy sources criteria of the Code for Sustainable not BREEAM and consider throughout. Homes. Council needs to consider inserting reference to level 3 o Every suitable roof should have solar whether it would like to stipulate a attainment for all units on the panels installed for both hot water level of compliance for housing on site. and electricity generation and there this site. EP and RSLs have to meet should d be high levels of insulation level 3 requirements so this would everywhere. be reasonable on this site. It will o Flats and semi-detached houses have to done for all the affordable should also have very good sound housing anyway. insulation. The heights of buildings has been No change proposed. carefully considered and where it is o Houses should be no more than 2 necessary to restrict heights to storeys high and blocks of flats no protect existing residential properties more than 3 storeys, with lifts. or other relevant interests this has been done. Elsewhere, on the site heights have been broadly outlined to give some flexibility to allow a strong urban design structure to emerge which will help to create a sense of place in the new area. The maximum height considered on the site will be 4 storeys where this is No change proposed.

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required to act as a buffer of a landmark. Archaeology section added to It would be difficult to convert the constraints section which o Serious consideration should be building to an efficient residential identifies the need for given to converting the original scheme – the building does not have archaeological recording of this Leggatts School buildings into flats significant historic or architectural building. instead of demolishing them. This interest but is a sound building and could be very nice, with the of some interest. A recording courtyards etc as mentioned on page condition will be required. 10. The Council is willing to request that most of the site is designated as a Add text to Development o The road layout should comprise a home zone and will add reference to Proposals Section under layout series of Home Zones, with max. 10 this in the Brief. regarding Homezone. mph speed limits, so that walking and cycling really are the predominant modes of transport within the development. This can be built into s 106 requirements or can be done as part of the Council’s signposting system. o Cycling and walking routes to other The applicant would be areas should also be clearly expected to include measures signposted and well maintained. to improve and encourage There should be no housing at all along the The Council agrees that this is a Amend text on page 11 under boundary of Harebreaks Wood (as is shown sensitive boundary and the matter site constraints: on the concept diagram in Appendix 2 of the has been discussed with the “The woods represent an draft). This is very close to what the brief Council’s ecologist and important local site in terms of describes as the future main entrance to the recommendations for a suitable biodiversity and informal leisure two sites, and to squeeze houses in there buffer along the boundary will be uses. As such, the boundary would make it very overcrowded. This strip incorporated into the text for the brief between the BECC site and the

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of land should remain as informal woodland- and the concept diagram to ensure woods should be protected by a edge open space, as it is now. In other that an appropriate buffer area is buffer zone consisting of a words, it should remain part of the wildlife incorporated into any Phase 2 fence and a triple row hedge.” corridor that stretches across Leggatts Way, development. Add notation to the constraints through the allotments, even further on over and the concept diagrams. Gammons Lane and through Playing Fields down to the railway line. (A pedestrian/cycle path through here is fine, though.) BECC The actual planning brief should not Brief does not propose the Additional text added: assume , as the draft does, that the BECC redevelopment of the BECC site but “It is possible that Hertfordshire site will be redeveloped as housing. There attempts to set out some parameters County Council (HCC) may, should be a positive option included that should the site become available for therefore, decide to dispose of sees the BECC continuing to run as a redevelopment. the BECC site. Should this community, sports and leisure facility, even happen, the redevelopment of if not operated by WBC. Otherwise the brief the Leggatts Campus should will be seen as ‘taking sides’ in any future allow for the successful decision as to what should be done with the integration of any possible new BECC, and a planning brief should not be development on the BECC site seen in that light. with the redeveloped Leggatts Campus and the surrounding area. It is therefore important that the two redevelopment sites are properly co-ordinated. Any concepts referred to in this brief which affect the BECC site are there to ‘allow for’ rather than ‘propose’ new development on the BECC site should HCC decide to dispose

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of the site.”

Community It is simply not possible, as this question The Council’s planning policies on Refer specifically to youth Facilities states, that the assumed redevelopment replacement of community facilities services in new bullet point in (i.e. demolition) of a site that currently requires that the facilities should not section on local community contains several very good community be lost to the town and should be facilities in the development facilities will ‘provide opportunities for replaced in a location accessible by principles section: enhancing the community facilities in the public transport. “Youth centre in BECC – should area’. As a member of the existing HCC are free to find another the BECC site be made community, what I feel would be of benefit organisation to run the BECC if they available for development, the to me is the retention of the whole BECC so choose, but WBC could not youth facilities currently housed complex, including the swimming pool, the defend at appeal a refusal of there should be replaced within sports hall and the youth club building, planning permission to redevelop the the borough at a location which which could all be handed over to someone BECC on these grounds alone. In is accessible by passenger else to run if WBC doesn’t want to run them the case of the college and to some transport.” any more. extent the leisure facilities in the Also add references to BECC these are being replaced by provision of new community new college and leisure facilities facility as part of BECC elsewhere in the town. The future of redevelopment throughout the the youth services is not known at Brief. this stage. The reference to enhanced facilities refers to the opportunity through s106 agreements to reinforce local centre and community facilities which may be needed in the area.

The second part of this question is The existing facility at the APG is Clarify the provision of presumably referring to the suggestion on already used for some adult community facilities on site or at

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page 17 that some of all of the new ‘local activities without adverse impact on the APG. community facilities’ could be provided ‘off- the APG. If a community facility is site, for example alongside the nearby provided at the APG, consideration adventure playground’. If this means that a needs to be given to ensuring that new building is being contemplated beside incompatibilities between the uses the adventure playground, then that is totally are avoided. unacceptable, as it would be within Harebreaks Wood. But even if it means sharing the existing adventure playground building, then that is also unacceptable. The point is that an adventure playground needs an adventure playground-type building, rather than a general purpose building that would also be suitable for e.g. the annual meeting of a local society or an art class or a lecture or a wedding reception or a 40 th birthday party, or any sporting activity at all. For these things we need the BECC!

Local I have no strong views on this, taking the The brief can set out a requirement No change to brief. shops question at face value and not living in the for the developer to provide a retail absolutely immediate neighbourhood. unit which would be attractive to a However, the question seems strange to small supermarket. The Council will me, as surely the planning process can’t investigate the use of legal determine in detail what kinds of shops agreements to control the use of the there will be – in practice, won’t this really units to certain shop types. be a commercial decision by potential shopkeepers? How can you say, as on

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page 17, that there will definitely be a ‘small supermarket’? Playing (page 10) ‘Enhanced facilities’ for the It is more difficult for the developer No change to brief. Field playing fields are mentioned here, but not to work facilities into a building/site Facilities elaborated upon. It would be good if any they don’t own. In addition should such facilities, whatever they are, could be the BECC be redeveloped it would incorporated into a re-vamped BECC be more difficult to retain the new complex, so that they could also be used for facilities which support the playing other purposes when the playing fields are fields. not being used. Cycling (page 12) There are currently no local This will be considered as part of a cycle path networks for appropriate sustainable transport package for connections to be made to. However a the site, which would be developed detailed plan exists for a cycle track along in discussion with HCC. the Watford section of the A41. This has never been able to be implemented for various reasons, so it could usefully be revived (and connected into) if this development makes some money available. Access to (page 20) I believe that there is a gate into Details of any change to the access Amend text to require links Cherry Cherry Tree School from the Foxhill estate, to the school will be discussed and without being specific about Tree so instead of making a new pedestrian agreed with the school. The location. New text to read: “ School access onto Berry Avenue, which seems developer will be required to ensure Discussions with Cherry Tree very awkward and likely to be vetoed by the that new footpath links to the school Infants school should take school, why not re-open (with a suitable and the existing footpath network place to rovide a better kissing gate to keep out motorbikes) the end are provided in an effort to meet safe pedestrian access from the of the northernmost Foxhill pavement so routes to school needs. The brief will Leggatts Way area to the that access can be gained via Harebreaks be amended to refer to this in a school, avoiding the A41 and Wood? more general way. routes through the woods which

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have limited appeal due to security and hazard issues.”

010: Steve Harvey TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE BECC The initial statement is wrong, to say that The brief needs to set out Consider amending the text in the brief has nothing to do with the closure parameters in a coherent and co- the introduction to make more of the BECC and then go on to plan for it ordinated way for any future explicit the fact that the brief is indicates the cosy relationship between the development which may or may not planning for possible future local authorities and occur on the site of the BECC. We events. The proposed developers to maximize their income have not assumed or proposed the redevelopment of the Leggatts regardless of the community need. This is redevelopment of the site but campus should not prejudice evidenced by the abandonment of the recognise that this may happen and the future of the BECC site protective covenant without reference to the taken a responsible approach to this whatever that may be. local community. possibility. Refer specifically to youth We are now told the playing fields are safe The Council has planning policies services in new bullet point in because of a covenant, I have yet to see which protect the future of the section on local community how this cannot be rescinded at the will of playing fields as open space and facilities in the development Watford Council. The council should be use as playing fields. Further principles section: looking to use 106 planning gain monies to security regarding the future use will purchase the freehold of the BECC and in be tied to a new restrictive covenant : conjunction with the Quirk review give it to which will keep the open “Youth centre in BECC – should the local community to be run by a Trust space/sports pitches on the site as the BECC site be made

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Organisation. It should be borne in mind that sports ground and ensure that it is available for development, the the swimming pool and gym was partly paid maintained. youth facilities currently housed for by the local community through the HCC are free to find another there should be replaced within Leggatts School PTA and children’s fund organisation to run the BECC if they the borough at a location which raising. so choose, but WBC could not is accessible by passenger defend at appeal a refusal of transport.” planning permission to redevelop the Also add references to BECC on these grounds alone. In provision of new community the case of college and to some facility as part of BECC extent the leisure facilities in the redevelopment throughout the BECC these are being replaced by Brief. new college and leisure facilities elsewhere in the town. The future of the youth services is not known at this stage.

Bat Colony It is believed that the old Leggatts School The developer of the site will be This matter can be dealt with brick building has a colony of Pipistrelle required to submit a report during the application process bats, so it should not be demolished. establishing whether bats are and no changes are required to roosting on the site or not. If bats the brief. are found to be roosting on the site then relevant licences from Natural England will be required before any buildings are demolished or trees removed. Demolition Previously redundant college buildings in The Building is not on the Council’s No change required of Original the area at Ridge Street and Leavesden list of buildings of local interest – it

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College Road have been successfully converted and was removed by the planning Building this redevelopment gives the opportunity for inspector at the time of the local plan a sensitive conversion to this building of inquiry. On this basis, it would be local interest. Housing should be laid out in difficult to sustain a requirement to a traditional street or square pattern with the reuse the building. The building will fronts of houses facing each other be recorded prior to its demolition. Harebreaks The suggested layout of housing up to the The Council will amend the text of Amend text on page 11 under Wood southern boundary with Harebreaks Woods the Brief and the concept diagram to site constraints: is unacceptable, there must be a clear ensure that an appropriate buffer “The woods represent an environmental corridor to protect the eco area is incorporated into any Phase important local site in terms of system of this protected Nature Reserve. 2 development. biodiversity and informal leisure Likewise any thoughts of building a facility uses. As such, the boundary alongside the adventure playground would between the BECC site and the be strongly resisted by the Friends of woods should be protected by a Harebreaks Woods, using the existing buffer zone consisting of a Harebreaks Adventure Playground buildings fence and a triple row hedge.” would not be possible because of the Add notation to the constraints disruption to play scheme’s and child and the concept diagrams. protection problems Parking including marked disabled bays should be included specifically for people visiting Harebreaks Woods

Access to Comments about providing pedestrian Details of any change to the access No change proposed. Cherry access to Berry Avenue is not possible as to the school will be discussed and Tree this would require public access through agreed with the school. The School Cherry Tree School which is unlikely to be developer will be required to ensure forthcoming. Access to Foxhill and Brush that new footpath links to the school

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Rise is possible if the fence at the end of the and the existing footpath network walkway at 97 Foxhill was replaced with a are provided in an effort to meet safe “kissing gate”. Cycle access to the playing routes to school needs. field unfortunately has to be restricted to avoid unregistered motorcycles and mini motos, which have been a problem in the past.

Local In Key Questions on page 3 you ask “what The brief can set out a requirement No changes proposed. Shops kind of shops residents would find useful” for the developer to provide a retail what control do planners have? At many unit which would be attractive to a previous meetings Watford Planning officers small supermarket. The Council will have said, “ we cannot determine what type investigate the use of legal of shops have to be in a building. Ultimately agreements to control the use of the I do not believe a general shopping area is units to certain shop types. viable as evidenced by the by the failure of the local shops at Orbital Crescent, comparisons with Catherine Place are not valid as Catherine Place does not have a competing shopping area ¼ mile away like Courtlands Drive.

Archaeolog I cannot see any reference to an HCC archaeology officers have been Insert text re archaeological y archaeological survey, which I believe contacted and their requirements will recording etc under constraints needs to be done on any large be incorporated into the brief. section. developments?

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011: Tina Barnard for Watford Community Housing Trust TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Type of o As much affordable housing as Council’s affordable housing policy Add text on page 15 affordable housing possible, maximising 3 plus bed units stipulates 30% proportion of units to housing section: and limiting the number of flats. be affordable; the council has “(i.e. 30% of each housing type o Ensure mix of affordable housing required that this be interpreted as should be affordable).” throughout the development and 30% of each housing type to be limited to four storey blocks. constructed on the site. o Ensure “security by design” and of Whole site will be assessed against small gardens, sufficient open space secure by design criteria. in the development. New or o Ensure appropriate access Brief sets out to ensure priority No change needed. improved arrangements are created. access for pedestrians and cyclists facilities o WCHT, as a Community Gateway will and good connections into the local be undertaking a Community Option area. Appraisal of the Local Community Area covered by Leggats Campus (i.e. Harebreaks) and this can feed into the process.

012: Serge Motoza TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Phase 1 - 1. The proposed housing development Council will request a tree survey No change to brief but for Leggatts in the middle of a green corridor and landscape strategy as part of changes to text regarding buffer

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Campus running north from the St Albans the planning application. The zones see box below. Road to Leavesden. Any Council is aware of the strategic development should consider the nature of open space and the impact of this and the fact that the playing field element of site will be site, plus the Harebreaks Wood area retained as open space/sports and the Callowland allotments pitches. This will ensure that the constitute a green lung in North integrity of the strategic space is Watford. retained and if possible enhanced through buffer zones with adjoining development. The brief shows the need to retain a green route through the site and one objective of the landscape strategy would be to ensure that tree and landscape within the new scheme retained the role of the green route. 2. The proposed development in The Council is aware of the Amend text on page 11 under Appendix 2 will develop right up to significance of these designations site constraints: and abut Harebreaks Wood which is and will ensure that the integrity of “The woods represent an classified as ancient woodland, a the designations is retained and important local site in terms of designated nature reserve and listed enhanced through protective buffer biodiversity and informal leisure by English Nature. The proximity of zones. The Council will amend the uses. As such, the boundary the proposed development to the text of the Brief and the concept between the BECC site and the wood will encroach on an officially diagram to ensure that an woods should be protected by a recognised and fragile eco-system. appropriate buffer area is buffer zone consisting of a Therefore, there should be a ‘green incorporated into any Phase 2 fence and a triple row hedge.” margin’ of 5-10 meters from the north development. Add notation to the constraints edge of the wood to prevent any and the concept diagrams. further loss to Harebreaks Wood. A similar scheme is in place at the

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south edge of the wood, where a similar 5-10 meter margin separates the wood from the Herons playing field.

3. The original buildings comprising The Building is not on the Council’s Archaeology section added to Leggatts School comprise traditional list of buildings of local interest – it constraints section which vernacular construction and are was removed by the planning identifies the need for completely contemporary with the inspector at the time of the local plan archaeological recording of this existing developments in the area inquiry. On this basis, it would be building. This will be dealt with from the 1920s and 1930s, difficult to sustain a requirement to as planning condition on any particularly the Harebreaks estate. reuse the building. The building will application. The Harebreaks estate is itself a be recorded prior to its demolition. . landmark development in the history of Watford and is identified by as prime example of the provision of exemplary social housing resulting from the slum clearance in Watford town centre following the 1 st World War. The original school buildings should be retained and integrated into the proposed development. The buildings are shown below in red; Retaining the original school buildings would be in keeping with similar developments in Gammons Lane and Leavesden Road, where former school buildings were retained and reused. The original buildings could

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incorporate shops, meeting rooms or other community facilities if unsuitable for housing.

4. The original buildings comprising The developer of the site will be Leggatts School are believed to be a required to submit a report long established roost for colonies of establishing whether bats are Common pipestrelle and Soprano roosting on the site or not. If bats pipestrelle bats and as such would be are found to be roosting on the site subject to protection in UK law under then relevant licences from Natural Schedule 5, The Wildlife and England will be required before any Countryside Act 1981 and the buildings are demolished or trees following European directive; removed. European Communities Directive 92/43/EEC, on the Conservation of Natural and Semi-natural Habitats and of Wild Flora and Fauna (The Habitats Directive). All European bats are listed on Annex IV of the directive and 5 UK bat species are listed on Annex II (‘strictly protected’). Member States must maintain and restore ‘favourable conservation status’ of species listed in Annexes II, IV and V. Favourable conservation status is defined as ‘the sum of the influences acting on the species concerned that may affect long-term distribution and abundance.’ Article 11 of the

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Directive states that ‘Member States shall undertake surveillance of the conservation status of the natural habitats and species referred to in Article 2 with particular regard to priority natural habitat types and priority species.’ The programme’s data will help inform judgements on FCS for bats.

5. Harebreaks Wood and the The habitat of any Muntjac deer in surrounding green spaces are home the area would not be affected by to Muntjac deer and thus would be the redevelopment proposals. subject to protection under the Deer Act, 1963 (amended by the Deer Act, 1991) and The Wildlife and Countryside Act 1981.

6. The Leggatts campus is currently an Trees are noted as having Add text to page 11 referring to open-campus and contains several significance and they will either be presence of key trees on site as several mature oaks and beech incorporated into the new scheme or a constraint: which would be subject to tree replaced by trees of the same “ and the location of key trees preservation orders (TPOs) and species as part of the landscape on the site.” subject to the general provisions of scheme. In addition the trees could The Wildlife and Countryside Act have a role as a roosting site for 1981. Any proposed development local bats and should be subject to a would have to incorporate the mature hand search prior to any work to trees into its schema. them.

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7. Main road access to the proposed The developer of the site will have to development is planned to be from prepare a Transport Assessment for Leggatts Way. Main access from the site. The content of this will have Leggatts Way is strongly opposed for to be discussed with HCC as the the following reasons; Highway Authority and any ameliorative measure required a. The impact on Harebreaks agreed with them. Wood and the mature stands of oak and beech west of the The brief can make reference to the wood and along Leggatts Way need to discuss these issues with and The Harebreaks. HCC and submit agreed proposals b. A significant increase in traffic as part of scheme. It would have to along The Harebreaks, a be included as part of a s 106 completely residential area. agreement. c. Access from the A41 would have less environmental impact as there is an already existing road structure allowing access to the site and the A41 is already and existing thoroughfare and trunk road. It is envisaged that an access from the A41 would require traffic lights or a roundabout.

8. The 3 and 4 story developments in This is what the brief proposes and No Change needed. Appendix 2 should be kept to a will be retained. minimum and should be sited away

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from Harebreaks Wood towards the north of the development.

Phase 2 – 1. Consideration should be given to the Council will request a tree survey Amend the text of the Brief and playing strategic role of the playing fields in and landscape strategy as part of the concept diagram to ensure fields its wider sense. The fields are part of the planning application. The brief that an appropriate buffer area a green corridor linking Harebreaks shows the need to retain a green is incorporated into any Phase Wood and Callowland allotments in route through the site thus retaining t 2 development. the south-west, with North Watford he role currently undertaken by the Cemetry, Gullett Wood and car park area. The Council is aware Stanborough Park to the north-east. of the significance of these The map below shows this designations and will ensure that the relationship; any proposed integrity of the designations is development should preserve this retained and enhanced through relationship as it constitutes the protective buffer zones. “green lung” of North Watford. It is clear that the development will split this corridor in two if the wider strategic impact is not considered.

Phase 3 – 1. This is a well used local facility which, WBC policies will require the Amend the brief to refer Bill Everett if completely lost, will not be retention or replacement of specifically to youth services Centre compensated for by the developments at community facilities housed in the and set out Council’s Propose Central Baths and Woodside. It is BECC within the borough at a new bullet point in reworded envisaged, therefore, that some sort of location which is accessible by section on local community community facility is retained at the site public transport. facilities in the development that facilitates recreation, activity, sports proposals principles section: and community meeting facilities. “Youth centre in BECC – should the BECC site be made

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available for development, the youth facilities currently housed there should be replaced within the borough at a location which is accessible by passenger transport.” Additional bullet point referring to new community facilities at Development Proposals section. 2. It is proposed that the original 1930s The Building is not on the Council’s school buildings, comprising part of list of buildings of local interest – it Leggatts Campus, could be converted to was removed by the planning community facilities and would constitute inspector at the time of the local plan a good use of these buildings. inquiry. On this basis, it would be difficult to sustain a requirement to reuse the building. The building will be recorded prior to its demolition.

013: Mr W.J. Luck and Mrs G. Luck TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Principal Proposed access to and from the site as the This needs to be discussed with Text added to page 12 requiring Access main route we find not acceptable. HCC. The brief can make reference any applicant for planning o We feel that the volume of traffic on to the need to discuss these issues permission to demonstrate that Leggatts Way at present is with HCC and submit agreed the issue of traffic on Leggatts considerable and presents a danger proposals as part of scheme. It Way has been discussed with to pedestrians and children. would have to be included as part of HCC and appropriate off site o The said traffic i.e local buses – a s 106 agreement. works agreed

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school buses and fire engines. o This is also aggravated by cars parked on the highway added to which the speed of some through traffic needs some form of calming method. o Add to this you propose to include a further 400-500 vehicles namely residents cars plus delivery vehicles. Heather This is the access to the service road The access will have to be designed Lane behind houses in Leggatts Way. The to satisfactory safety standards and access road forms part of the properties to should be retained as a secondary these houses. We deem that Heather Lane access point. The design of the is too narrow for a main exit and should only junction will have incorporate access be used for emergency purposes from the to the rear service road for site. properties on Leggatts Way. Trees There are several old oak and other types of Tree survey needed as part of the trees marking the boundary of our service planning application along with a road and the site including a few on the site landscape strategy. Depending on which should have a preservation order on, the outcome of the tree survey, trees thereby preserving the landscape. on the site will either be incorporated into the new planting scheme or will be replaced by trees of a similar species. Where tree belts exist and perform an important structural role in protecting existing development from the new scheme or provide a buffer with the A41, the tree belts

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should be reinforced. Details will be negotiated during the course of the planning application.

BECC The closure of the BECC will have the The Council’s Planning policies on Refer specifically to youth biggest effect on the local community. If replacement of community facilities services in new bullet point in and when the BECC is closed we will lose requires that the facilities should not section on local community the valuable services of: be lost to the town and should be facilities in the development 1. the youth centre, we continually hear replaced in a location accessible by principles section: about the problems of our youth public transport within the borough. “Youth centre in BECC – should causing trouble in the area; closing HCC are free to find another the BECC site be made the only youth club that will be left in organisation to run the BECC if they available for development, the the area will only increase this so choose, but WBC could not youth facilities currently housed problem especially in view of the defend at appeal a refusal of there should be replaced within increase of some 240 dwellings planning permission to redevelop the the borough at a location which increasing the population of young BECC on these grounds alone is accessible by passenger people. transport.” 2. loss of the swimming pool used In the case of college and to some regularly by the local schools extent the leisure facilities in the teaching our youngsters to swim ( it BECC these are being replaced by would be impracticable time wise to new college and leisure facilities use any other venue) also the elderly elsewhere in the town. The future of who use the pool regularly. the youth services is not known at Brief will be amended to refer to this stage. the need to seek S 106 monies 3. The changing room facility for people for changing facilities. who use the playing fields on a regular basis.

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Section 106 monies will be sought for the creation and maintenance of appropriate changing facilities in association with the use of the playing fields .

New The need for new facilities in the area would Add to list of possible facilities in Amend text to include facilities facilities be: development proposals section. o Doctors surgery o Chemist o Small supermarket.

014: V. Dunton TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE On a positive note, I pleased to see that you are keeping the playing fields, but sad to see that BECC will be lost, especially the local swimming pool, which my family have used throughout the years.

Pedestrian With regards to the opening up of the Piece of land needs to have a Amend text to include Access pedestrian access on to Leggatts Way, I positive use. This can either be a alternatives at page 20 Design believe the police are also opposed to these well designed route to Leggatts Way Framework; add: plans. This will have a serious effect on the with appropriate protection to garden “ or to be incorporated into surrounding properties and local residents boundaries or incorporated into the private land of adjoining alike, with an increase in noise, litter and private gardens of adjoining properties with secure nuisance behaviour. When access was property. If the route were to remain boundaries.”

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limited to just day times, the effect was still closed then consideration of the huge, with people climbing over private quality and location of the bus stops fences and throwing rubbish into back should be considered. gardens and general anti-social behaviour. If opened again (especially at night), this will cause even more worry to local residents. The local centre and proposed mixed use building will only add to the alleys usage, and will create noise and anti-social behaviour problems day and night. Having spoken to one of your colleagues, they could also not see the point in this access way being re-opened due to the problems it would cause.

Bus Stop My second issue is the bus stop in Leggatts Consideration should be given to the Add some text re public way, near the proposed pedestrian access. best location for bus stops in the transport under s106. It is situated on a pavement directley area and this can be done as part of outside peoples front gates and this can the s 106 arrangements for the site. cause trouble with access sometimes. With There is an alternative bus stop near more people likely to use the bus stop (with the bus stop near the entrance to the 600/700 new residents round the BECC but this is not favoured by the corner,highly likely)this congestion will just bus company or its users. get worse. The pavement isn't wide enough Negotiations can take place on this to cope with that many people just waiting along with options to provide an there. There are also noise and litter issues, enhanced service in this area and especially at night, and with the proposed improve quality of bus stop/shelters local buildings and mixed use centre, this etc. can only increase problems. The bus stop NB no formal reports of damage has lighting, which attracts people to hang have been received by the Council.

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around, not an ideal situation. The planning officer said that moving the bus stop further down Leggatts Way could be a posibility, as there are no houses there, and therefore no residents to disurb.

Traffic Another big problem will be traffic. During This needs to be discussed with Text added to page 12 requiring phase one you plan to use North Western HCC. The brief can make reference any applicant for planning Avenue as access, but then the main to the need to discuss these issues permission to demonstrate that access route will be Leggatts Way. with HCC and submit agreed the issue of traffic on Leggatts Speeding is a problem on this road already, proposals as part of scheme. It Way has been discussed with and I feel the extra traffic added by this new would have to be included as part of HCC and appropriate off site estate will only further the problems. a s 106 agreement. works agreed Crossing the road is a serious problem here especially because of the parked cars either side limiting vision and the speeding. I can only ask that you take into consideration the amount of children using the adventure playground and scout hall when planning this access.

Other I have several more concerns; boundaries, All detailed designs will have to meet garage access and privacy at the back of the Council’s privacy standards at the house should you choose to put up planning application stage. This will three storey houses. be the subject of further consultation with the public.

015: J.D. Wilson, Su Wilson, J.M. Wilson, A.L. Wilson

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TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Q1. The actual concept diagram is acceptable in No response needed No change needed Housing terms of types of housing you wish to put on Type the site. Q2. Traffic calming measures desperately This needs to be discussed with Text added to page 12 requiring Improved needed on Leggatts Way before it’s too late HCC. The brief can make reference any applicant for planning facilities for some poor soul and their family. to the need to discuss these issues permission to demonstrate that with HCC and submit agreed the issue of traffic on Leggatts proposals as part of scheme. It Way has been discussed with would have to be included as part of HCC and appropriate off site a s 106 agreement. works agreed. Q3. Closure of “kidsport” leaves small children Kidsport is part of the BECC and the Improved under catered for in this area. facility is provided by HCC; the shops and Some sort of family oriented play-area and Council policy is to require that such services or activity centre to reflect the population facilities are replaced within the which is largely made up of young families borough at a location which is is needed. accessible by public transport.

Other A service road lies on the western edge of points; concept diagram abutting the 2 storey semi- Service detached houses and provides access to Road garages at the rear of the properties. The service road runs the full length of the boundary with the campus at this point, and is accessed via Heather Lane. This access should be available at all times to allow vehicle access, residents, to these garages. Tree There are a number of mature oak and ash Tree survey needed as part of the Amend text on page 11 under Preservatio trees marking the boundary of the above planning application along with a site constraints: “ and the

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n Orders mentioned service road and the Leggatts landscape strategy. Depending on location of key trees on the Campus, we feel that these trees are in the outcome of the tree survey, trees site.” need of protection by a preservation order on the site will either be incorporated Add text to landscape section of before the commencement of any building into the new planting scheme or will proposals (page 18): work on the site is allowed to destroy them. be replaced by trees of a similar “Buffer planting along the A41 Likewise there are a few mature oak trees species. Where tree belts exist and and the service road to garages on the Leggatts Campus that should be perform an important structural role to the rear of Leggatts way considered to be in need of the same in protecting existing development should be retained and protection. from the new scheme or provide a reinforced with appropriate buffer with the A41, the tree belts planting. should be reinforced. Details will be Existing significant trees on the negotiated during the course of the site should either be retained planning application. and incorporated into the new planting scheme or replaced with new trees of same/similar species.” Transport We cannot agree with the preferred option The developer of the site will have to Text to be added: Access from & access to mentioned in the brief, calling for the prepare a Transport Assessment for the A41 will be the principal the principal access off Leggatts Way via the the site. The content of this will have access during phase 1 of the proposed BECC access, as being the only logical to be discussed with HCC as the scheme. Some alteration to the Leggatts option, and we propose that the access from Highway Authority and any junction with the A41 may be Campus the A41 be reconsidered, with the possibility ameliorative measure required required to allow this work and Site. of a lozenge shaped roundabout on the A41 agreed with them. this should be agreed with HCC to include the access to the Leggatts prior to submission of a Campus, and access to the Mosque. The brief can make reference to the planning application for this The reasons for our objection to the need to discuss these issues with phase. The design of the preferred option are as follows: HCC and submit agreed proposals access on the A41 and the At peak traffic times Leggatts Way is as part of scheme. It would have to internal road layout should already overloaded with through traffic from be included as part of a s 106 allow for both the development St. Albans Road going to the A41, the A405 agreement. of phase 1 only and the

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and other destinations, coupled with this we development of both phase 1 have school buses – passenger buses – and phase 2. ambulances travelling from the ambulance Text added to page 12 requiring station on the Balmoral Estate to all points any applicant for planning north – fire engines – police cars- local permission to demonstrate that traffic and probably more we haven’t the issue of traffic on Leggatts mentioned. Way has been discussed with On top of this it is proposed to add upwards HCC and appropriate off site of a further 500 vehicles from the new works agreed estate, plus vehicles visiting the proposed new small supermarket and other premises, plus delivery vehicles for the local centre. We feel that this relatively small road was never intended to take this volume of traffic, and to increase the volume of traffic as proposed would inevitably lead to serious accidents that would involve children and adult pedestrians and similarly children and adult cyclists. Therefore, we request that you further consider this option.

Need for The local community at the moment have a The Council’s planning policies on Refer specifically to youth new/improv youth centre housed in the BECC, replacement of community facilities services in new bullet point in ed facilities unfortunately we are informed that this is requires that the facilities should not section on local community in the area. soon to be closed, and within the proposed be lost to the town and should be facilities in the development selling off of the BECC we will inevitably replaced in a location accessible by principles section: loose this youth centre. We therefore public transport within the borough. suggest that a youth centre be considered HCC are free to find another “Youth centre in BECC – should as part of the new facilities in this area. organisation to run the BECC if they the BECC site be made

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so choose, but WBC could not available for development, the defend at appeal a refusal of youth facilities currently housed planning permission to redevelop the there should be replaced within BECC on these grounds alone the borough at a location which is accessible by passenger In the case of college and to some transport.” extent the leisure facilities in the BECC these are being replaced by Brief will be amended to refer to A further consideration should be given to new college and leisure facilities the need to seek S 106 monies the supply of facilities for changing rooms elsewhere in the town. The future of for changing facilities and showers for the use of children and the youth services is not known at adults using the playing fields. this stage.

Section 106 monies will be sought for the creation and maintenance of appropriate changing facilities in association with the use of the playing fields .

New/impro We welcome the suggestion in the planning Preferred facilities are noted and will Add text to page 17 – ved shops brief of a small local centre comprising a be added to the list of potential Development proposals: or local small supermarket and would suggest that facilities to be incorporated into the services the addition of: scheme. A doctors surgery A dispensing chemist A small children’s play area

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Would be a welcome addition to the community.

016: Jan Muller TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Traffic I understand that if the BECC is sold to the A Transport Assessment will be Text to be added: Access from developers the main entrance to the BECC required as part of any application. the A41 will be the principal will become the main entrance to the new The details of any changes needed access during phase 1 of the development. to either the A41 and/or Leggatts scheme. Some alteration to the Way will have to be agreed with junction with the A41 may be The development is likely to contain 200 HCC. required to allow this work and dwelling properties and the draft refers to The brief can make reference to the this should be agreed with HCC the majority of these being “family dwellings” need to discuss these issues with prior to submission of a as a result it must be assumed that each of HCC and submit agreed proposals planning application for this these dwellings will have 1 vehicle and at as part of scheme. It would have to phase. The design of the least half will have 2 vehicles. This is a total be included as part of a s 106 access on the A41 and the of approximately 300 vehicles using the agreement. internal road layout should development on a daily basis together with allow for both the development an unknown number of extra vehicles of phase 1 only and the visiting the residents and or the proposed development of both phase 1 shops. and phase 2.

Leggatts Way is a residential Road in addition there is a youth centre and a park Amend s 106 section of brief. which provides facilities for young children. Leggatts Way is already a busy road being used as a cut through between Gammons Lane and Courtlands Drive to avoid the

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speed cameras in Gammons Lane and the Harebreaks. Despite the traffic calming devises in all adjacent roads there are none on Leggatts Way thus resulting in an increased volume of traffic and excessive speed.

I understand that a traffic study has suggested that the development will not increase the volume of traffic as the traffic to the development will be similar to that using the college. Whilst I am no expect on this I can not see that this can be the case.

It may be that the number of vehicles using the development will be similar to that using the college, however, those vehicles going to the college will enter and leave once a day whereas those using the development will be coming and going on a far more regular basis thus creating an increased amount of traffic. If this development is to go ahead I would ask that the main entrance be onto the A41. This is a major road that is able to take the increased capacity. The entrance to the site from the A41 is not at a point where there are any residential houses nor are there any amenities for children, thus this would reduce the likelihood of accidents.

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If Leggatts Way is to remain the main entrance then traffic calming furniture must be installed in order to reduce the volume of traffic simply using the road as a cut though and the reduce the speed of the traffic that does so.

Schools As stated above, the draft refers to “family The issue of places at local schools No change needed. dwellings” if this is the case then there will is one which HCC deal directly with. be a large number of additional children The developer of the site will be seeking to attend the local schools. I have a required to make contributions to child who I would like to attend the nearby HCC to be used to enhance Orchard Primary School, should no further education provision in the area. schools or classrooms be provided it is likely that my child will not be able to attend the school of my choice as a result of this development despite it being the nearest to my home address.

I would ask that further classrooms be provided at nearby schools and direct access be created between the development and the nearby Cherry Tree Primary School in order to relieve the burden on the schools in the area and reduce the effect on the children who already live in the vicinity.

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017: K.A. Scott TOPIC RESPONDENT’S COMMENTS WATFORD COUNCIL’S REPLY PROPOSED TEXT CHANGE Q1. Family housing with gardens. Affordable The Building is not on the Council’s Archaeology section added to Housing and social housing with priority given to list of buildings of local interest – it constraints section which type Watford residents already in housing need, was removed by the planning identifies the need for bearing in mind need for sufficient school inspector at the time of the local plan archaeological recording of this places particularly at secondary level. The inquiry. On this basis, it would be building. This will be dealt with existing buildings/original could be difficult to sustain a requirement to by a condition to the planning redeveloped. reuse the building. The building will application. be recorded prior to its demolition. Q2. We have excellent facilities already at the The Council’s planning policies on Refer specifically to youth New/impro BECC and the youth centre. With an replacement of community facilities services in new bullet point in ved increased population, likely to be young requires that the facilities should not section on local community facilities in families it appears shortsighted to dispense be lost to the town and should be facilities in the development the area. with this facility – sports equipment and replaced in a location accessible by principles section: facilities, community meeting spaces and a public transport within the borough. swimming pool. HCC are free to find another organisation to run the BECC if they “Youth centre in BECC – should so choose, but WBC could not the BECC site be made defend at appeal a refusal of available for development, the planning permission to redevelop the youth facilities currently housed BECC on these grounds alone there should be replaced within the borough at a location which In the case of college and to some is accessible by passenger extent the leisure facilities in the transport.” BECC these are being replaced by new college and leisure facilities elsewhere in the town. The future of

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the youth services is not known at this stage. Details of the youth service provision will have to be discussed with HCC once their plans for the BECC are known.

New/impro 1. Local shops have not been a The viability would depend on the ved commercial success over the years. amount local people used the store. shops/local With two small shops within 3-4 The Council wishes to establish a services minutes walk in Orbital Crescent and local neighbourhood centre on the two major supermarkets within 15 site which would provide a focal minutes walk yet more general stores point for the area and be more than (Tesco Metro e.g.) seem unlikely to a commercial centre. There is be viable. Yet more fast food outlets benefit in providing a wider range of are not wanted - again Chinese, local facilities in one location. Indian, Pizza and fish & chips available in Courtlands Drive – ten minutes. Has any analysis of public transport 2. The new leisure centres are difficult routes to the leisure centres been and expensive to access by public undertaken? transport and the borough officials at the consultation had no idea of bus routes from this area to either site. Reference specifically to this will be 3. The suggestion that the multi uses removed from the brief and a more building should be in the Adventure general list included. Playground seems impractical – the existing building and land is fully used, and to extend the area will encroach on the Harebreaks Wood

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area part of the wildlife corridor. There could also be child protection Text amended “Discussions issues with public access to that Details of access arrangements to with Cherry Tree Infants school facility. the school will be developed with the should take place to provide a 4. Access to Cherry Tree school also school. Reference in the brief will be better pedestrian access from needs clarification. amended to reflect this. the Leggatts Way area to the school, avoiding the A41 and routes through the woods which have limited appeal due to security and hazard issues.”

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