AGENDA PART A ITEM Report of: Development Manager Date of Committee: 3rd April 2007 Site address : Watford Football Club, Vicarage Road Stadium, Vicarage Road, Watford Ref. no.: 07/00022/FULM Description of development: Erection of a part 5-storey, part 7-storey building to the east, south and west of the Rookery (South) Stand comprising 154 affordable residential units, education and community space and stadium facilities. Erection of a 2-storey building above the turnstiles at the north-west corner of the stadium fronting Vicarage Road comprising 10 affordable residential units. Applicant: Origin Housing Date received: 09.01.07 Ward : Vicarage 13 week date (major): 10.04.07 ______________________________________________________________________ SUMMARY AND REASONS FOR DECISION This application is for the development of part of the Vicarage Road Stadium site to provide 164 affordable key-worker flats. The majority of the units (154) will be in a significant new building wrapping around the existing Rookery Stand at the southern end of the site. Ten further units will be provided at the north-west corner of the site above the turnstiles. The proposal will principally provide accommodation for staff at Watford General Hospital and will be a ‘car free’ development having regard to its sustainable B 1 location close to the Town Centre with a Car Club provided for future residents. The design provides a striking, contemporary and high quality building that successfully responds to the unique constraints and opportunities of the site and is considered to significantly enhance the character and appearance of the area. It is not considered that the proposal will have any significant adverse impacts on the adjoining Square Conservation Area, the listed Shrodell’s buildings at the hospital or surrounding residential properties. The issue of noise to the residential flats on matchdays has been addressed through a detailed noise assessment and appropriate noise attenuation measures are to be built into the flats. Furthermore, the proposal has also been designed to successfully integrate with the proposed Health Campus masterplan. Overall, the proposal will provide a number of significant benefits to the area and complies with the policies of the local plan. The Development Manager accordingly recommends the application is granted planning permission, subject to the completion of a planning obligation under section 106 of the Town and Country Planning Act 1990, as set out in the report. ______________________________________________________________________ BACKGROUND Site and surroundings The application site comprises Vicarage Road Stadium situated on Vicarage Road to the west of the Town Centre. This is an A Class road and forms one of the main routes into the Town Centre from West Watford and comprises a mix of terraced Victorian housing and small scale commercial uses providing local services. The stadium itself comprises 4 main stands that closely define the boundaries of the site. The frontage along Vicarage Road is formed by the upper part of the rear elevation of the Vicarage Road Stand with the main turnstiles located in the north-east and north-west corners. The East Stand backs onto Occupation Road, a private road owned as part of the stadium by Watford Football Club. Residential properties in Liverpool Road immediately to B 2 the east back onto Occupation Road and many have access to rear garages from the private road. The Rookery (South) Stand backs onto the Farm Terrace Allotments to the south. This stand contains the administrative offices of Watford Football Club, the Rookery Store and Ticket Office. The Sir Stanley Rous (West) Stand backs onto Watford General Hospital. Immediately abutting the rear of the Sir Stanley Rous Stand is car parking associated with the hospital and an exit road from this parking area onto Vicarage Road. The listed buildings of the Shrodell’s Wing of the hospital are also sited on the opposite side of this exit road, immediately opposite the north-west corner of the stadium, with a frontage onto Vicarage Road. The area surrounding the stadium site is very varied. To the north and east are terraced residential properties, characteristic of West Watford. The area to the north, comprising Oxford Street, Banbury Street, Souldern Street, Aynho Street and the Vicarage Road Cemetery beyond are designated as The Square Conservation Area. To the south are the farm Terrace Allotments and beyond the Cardiff Road Industrial Estate. This industrial area forms part of the proposed Health Campus Project and is now in very poor condition with only limited occupation. To the west is the Watford General Hospital site which is also due to be redeveloped as part of the Health Campus Project. The stadium site sits on the northern side of the River Colne valley along with the main hospital buildings with the Farm Terrace Allotments and hospital car parks on the valley side. The Cardiff Road Industrial Estate and former carriage sheds site lie within the river floodplain. The opposite, south side of the valley is marked by Eastbury Road. With the Rookery Stand sited along the top of the north side of the valley, the rear of the stand is clearly visible from Oxhey Park, Eastbury Road and other vantage points on the southern side of the valley. Proposed development The development comprises two elements, a development of 154 residential units around the Rookery (South) Stand, together with new stadium, education and community facilities, and a smaller development of 10 residential units at the north-west corner of the B 3 site. All the units are to be affordable and are to be provided and managed by the applicants, a Registered Social Landlord (RSL). It is intended that all of the units will be occupied by key-worker staff working at the hospital with the hospital NHS Trust having a nomination agreement with the applicants for a term of 25 years on the units. South Stand This is the largest element comprising 154 residential units and new stadium and club facilities. It will take the form of a U-shaped building wrapping around and enclosing the Rookery Stand to the east, south and west. The building will incorporate the existing ground and first floor administrative offices, Rookery Store and ticket office of the football club, the required ground level circulation space for supporters on match days and new turnstiles. At ground level it will also provide refuse, recycling and cycle stores for the residential units. The building will also provide 4524sqm of new stadium facilities, including offices (520sqm), match control suite and players’ lounge (932sqm), changing rooms (554sqm) and educational and community facilities (1070sqm) associated with the Watford Community Trust. The building will step up from 3 storeys (ground level and two levels of residential above) at its eastern end fronting Occupation Road to 5 storeys (ground and 4 storeys of residential) abutting the eastern end of the Rookery Stand. Along the south elevation the building will be 7 storeys (ground and 6 storeys of residential). The west elevation will be 6 storeys of residential (with the ground level becoming a basement level at this point). The building will abut the southern end of the existing East Stand and Sir Stanley Rous Stand respectively. Vehicular and pedestrian access will remain from Occupation Road as existing. Supporters will enter the stadium via new turnstiles at the south-east and south-west corners. Residents of the proposed units will enter via entrances in the south elevation. A further entrance in the west elevation will also allow direct access from the hospital site. B 4 North-West Corner This element will comprise 10 residential units in an L-shaped corner building at first and second floor level above the existing turnstiles. The entrance and refuse, recycling and cycle storage will be at ground level with access fro Vicarage Road. Planning history Watford Football Club has been based at Vicarage Road Stadium since 1922 with the original East Stand erected in the 1920s. This was extended in 1958. The Stadium underwent extensive development in the 1980s and 1990s with the erection of the Sir Stanley Rous Stand (1986), the Vicarage Road Stand (1993) and the Rookery (South) Stand (1994). 01/00725/FUL – Planning permission granted in April 2002 for the demolition of the existing East Stand (4204 seats) and construction of a new east stand (4289 seats). This permission has not been implemented. 05/01118/FUL – Planning permission granted in January 2006 for the redevelopment of the Sir Stanley Rous Stand to provide new hospitality facilities and new entrance extension. This permission has not been implemented. Relevant policies Hertfordshire Structure Plan Review 1991-2011 Policy 1 - Sustainable Development Policy aims to provide for housing in ways that minimise the need to travel, improve people's quality of life and make most efficient use of land. Policy 2 - Design Provisions of Development All development should make a positive contribution to achieving the sustainability aims of this plan. Good design is essential to this. The requirements of good design need to be considered right from the start in the preparation of proposals and at all stages of development control. B 5 Policy 9 - Dwelling Distribution Sets housing targets for Watford Borough. Sites to be identified and monitored through the District Plan process. Policy 23 - Non-motorised Transport and Buses Developments should provide safe access for pedestrians, cyclists and passenger transport users. Policy 25 - Residential Car Parking Full needs for car parking should be met on site except in town centres and on sites accessible by passenger transport where commuted sums may be sought. Car free developments may be considered in suitable locations subject to on-street parking controls and alternative transport means. Policy 38 – Critical Capital and Other Important Environmental Assets Seeks protection of natural and built assets of importance, including buildings of architectural, archaeological or historic merit.