PART A AGENDA ITEM Report of: Development Manager Date of Committee: 3rd April 2007 Site address: Land At Watford Boys Grammar School Adjacent To Metropolitan Station Approach Ref no: 07/00122/REM Description of Development: Details of the design and external appearance of the buildings and the landscaping of 17 houses with access from Cassiobury Park Avenue pursuant to outline planning permission 05/00020/OUTM (amended description) Applicant: The Miller Group Ltd Ward: PARK Date received: 25th January 2007 13wk date (major) 26th April 2007 SUMMARY Planning permission was granted (05/00020/OUTM) on 5 April 2005 for a residential development comprising the erection of 17 houses with access from Cassiobury Park Avenue on land at Watford Boys Grammar School. This current application is to determine the “reserved matters” of design and external appearance of the buildings and the landscaping of the site. The siting and the means of access were previously determined at the outline stage. The 17 dwellings front a curved carriageway that separates the new residential development from the Boys Grammar Playing Fields. The proposed dwellings are a mix of three and four storeys in height, although all present as three storeys to the new access due to the fall of the land to the rear. The form and massing of the dwellings provide an F 1 appropriate transition between the apartment buildings within Cassio Metro to the south- west and the two-storey dwellings to the north along Cassiobury Park Avenue. The proposed design of the 17 dwellings will introduce a new style to this part of Watford. Whilst this may not have been an appropriate response had the site immediately adjoined existing dwellings, it is considered that the scheme sits within its own context and therefore uses its strengths – an outlook over the playing field – and its constraints – changing ground levels – to create a new development that will sit comfortably within its surroundings. The proposed materials include a monochrome through coloured render plinth with Hanson Milton Hall Kentish Multi Stock facing bricks, Redland Richmond concrete tiles in slate grey, white painted timber windows and doors and painted metal balustrades to balconies with GRP lead effect canopies to the front. There are a significant number of trees and some dense vegetation to the rear of the properties facing the Metropolitan Station Approach and part of Cassiobury Park Avenue. These will buffer the views from the street towards the proposed dwellings and will also provide a level of privacy to the rear gardens of the proposed dwellings. The proposed design and appearance of the proposed dwellings and the landscaping of the site are suitable in this location and there will be no detrimental impact upon the surrounding area. The Development Manager recommends the application be approved as set out in the report. BACKGROUND Site and surroundings The site forms part of the Watford Grammar School for Boys and is located within the existing area of playing fields that serve the school. It has an area of 0.85 hectare and is F 2 located along the north-west boundary of the school site abutting Metropolitan Station Approach. It forms a crescent shape extending from the all-weather playing surface, behind the disused swimming pool, to Cassiobury Park Avenue where the proposed access junction is sited. Due to its configuration, the varying levels, drainage and the disused swimming pool, it is not used for sports activities except for two small areas. The site contains a significant number of preserved trees (TPO112) located around the boundaries of the site and around the disused swimming pool, which will provide a buffer between the development and the adjoining residential properties. Proposed development This is a reserved matters application for the design and external appearance of the buildings and the landscaping of the site for 17 houses with access from Cassiobury Park Avenue. The details submitted include: • Erection of 10no. three storey 4 bedroom dwellings; and • Erection of 7no. part three/ part four storey 5 bedroom dwellings. The proposal incorporates a series of three storey villas (as seen from the street) with low pitched hipped roofs, a rendered ground floor and either buff or red brick to the upper floors. The addition of Italianate style detailing, in the form of balconies, columns and fenestration, attempts to create visual interest to the ‘block’ shaped dwellings. Whilst the flank elevations are generally plain or with a small number of windows, these can not be seen directly from the street due to the close proximity of each house and the siting of the dwellings around the crescent. Planning history 05/00020/OUTM – Outline application for a residential development comprising the erection of 17 houses with access from Cassiobury Park Avenue was approved at the Development Control Committee meeting on 5 April 2005. F 3 Relevant policies Hertfordshire Structure Plan Review 1991-2011 A summary of the relevant policies is provided below. For the full text of each policy, you should refer to the main document. Policy 1 Sustainable Development . Policy aims to provide for housing in ways that minimise the need to travel, improve people's quality of life and make most efficient use of land. Policy 2 Design Provisions of Development . All development should make a positive contribution to achieving the sustainability aims of this plan. Good design is essential to this. The requirements of good design need to be considered right from the start in the preparation of proposals and at all stages of development control. Policy 23 Non-motorised Transport . Developments should provide safe access for pedestrians, cyclists and passenger transport users. Policy 25 Car Parking - Residential . Full needs for car parking should be met on site except in town centres and on sites accessible by passenger transport. Watford District Plan 2000 A summary of the relevant policies is provided below. For the full text of each policy, you should refer to the main document. Policy H8 Residential Standards . This Policy seeks a high standard of design and layout in all new development. Refers to Policies U1, U2, U3, U7 and relevant SPGs. Policy H11 – Housing Mix All proposals for residential development should provide a variety of housing types and sizes having regard to the local area’s needs. F 4 Policy U1 Quality of Design . This Policy states that all new development should represent high quality design to enhance the quality of the built environment of the town. Policy U2 Design and Layout of Development . Sets out criteria for assessing the quality of design. New development should: a) integrate with the local character of the area, b) provide satisfactory levels of sun and day lighting, privacy and outlook to the proposed development and to adjoining buildings and uses (SPGs 4 and 8), c) seek to enhance the overall quality and character of the area and d) ensure that space is given for utility (refuse stores) and access. Policy U3 Integration of Character . All new development should be based on an understanding of the local characteristics of the surrounding area. Sets out detailed criteria used in defining the character of the area. It refers to the Character of Area Study and Map 4 of the WDP2000 (historic character zones of the Borough). Policy U6 - Landscape Design All development proposals are required to submit a landscape scheme as an integral part of the development. Such proposals will be monitored and enforced. Policy SE7 – Waste Storage and Recycling in New Development – Requires new developments to make provision for waste storage and recycling facilities. Policy SE39 Tree Provision . On sites containing trees and/or hedgerows the Council will expect a survey of existing vegetation and a plan for protection. Supplementary Planning Guidance Notes SPGs 4, 5 and 10 were prepared in accordance with paragraphs 3.15 to 3.18 of PPG12: Development Plans and give guidance further to Policies H8, L8, L9, U1, U2 and U3 of the Watford District Plan 2000. The consultation process for SPGs 4, 5 and 10 was as follows: two 6 week periods of public consultation (19 th – 30th June 2000 and 11 th May - 22nd June 2001); notices in Watford Observer and London Gazette; publicity in Watford F 5 Today, Watford Council website and in One Stop Shop at the Town Hall; all statutory consultees, residents groups and local interest groups informed of consultations. SPGs 4, 5 and 10 were adopted by the Planning and Highways Committee on 11 th October 2001. SPG4 Privacy Guidelines . This guideline aims to ensure reasonable levels of privacy between new and existing development by requiring 27.5m between first floor windows to habitable rooms and a distance of 13.75m between first floor windows and garden boundaries. In certain circumstances screening can assist. SPG5 Private Gardens . This guideline aims to ensure that every house, and where appropriate flat, has its own private amenity space of 37.2sqm for 1 or 2 people plus 18.6sqm for every additional person. It also gives minimum garden length of 13.75m. SPG6 Internal Room Space Standards This guideline sets out the standards for the minimum space required for different types of rooms depending on the amount of people living within the dwelling. Planning Policy Statements Planning Policy Statement 1: Delivering Sustainable Development Reinforces the role of planning as a positive and proactive activity which should ensure high quality development through good design, sustainable development, social inclusion and good use of resources. Design assessment should include function as well as appearance, security, density, character of locality, and mobility access. Planning Policy Statement 3: Housing Sets out how the planning system supports the growth in housing completions needed in England.