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Local Development Scheme A work programme for Watfords Local Development Framework 2005-2008P. 1

Residential Design Guide,Volume 1

Supplementary Planning Document Adopted November 2008

Building New Homes

Planning for a Better Watford

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4Introduction141.1 Purpose, aims and objectives41.2 Status of the Guide

51.3 Statement of community involvement 61.4 Structure of the Guide

7Policy Context272.1 National planning policy82.2 Design guidance and advice92.3 The Development Plan

102.4 Summary

13 Achieving Design Quality - Key Design Principles3143.1 Response to context

143.2 Character and distinctiveness 153.3 Quality buildings and spaces153.4 Movement, access and permeability163.5 Mixed development163.6 Efficient use of land173.7 Safety and security183.8 Amenity183.9 Continuity and enclosure183.10 Sustainability193.11 Inclusive design and mobility193.12 Biodiversity

21The Watford Context4214.1 Residential development in Watford244.2 Character areas264.3 Watford Town Centre - the Historic Core274.4 Victorian and Edwardian terraces294.5 Late 19th and Mid 20th Century detached housing314.6 1920s municipal housing324.7 Inter-war semi-detached housing

344.8 1950s-1960s housing estates364.9 Late 20th Century (1970s to mid-1990s)384.10 Higher density: mid-1990s onwards

40Site and Context Appraisal5405.1 Context appraisal425.2 Site appraisal435.3 Checklists for context and site appraisal

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47Layout Principles6476.1 Response to context486.2 Creating character

496.3 Creating a movement network 516.4 Creating a neighbourhood516.5 Layout and form546.6 Density546.7 Ownership and security556.8 Car parking576.9 Checklist: layout principles596.10 Waste Storage and Recycling

61Building Form and Siting7617.1 Building line and setbacks627.2 Boundaries637.3 Building size and scale647.4 Privacy and outlook677.5 Daylight, sunlight and overshadowing697.6 Residential amenity space697.7 Flexibility and adaptability707.8 Checklist: building form and siting

72Materials and architectural detailing8738.1 Checklist: materials and architecural detailing

75Sustainable Development9759.1 Energy conservation779.2 Water supply and drainage789.3 Waste storage in new housing799.4 Checklist: sustainable development

80Planning Application Requirements108010.1 Compulsory submission requirements8110.2 Environmental Statements8110.3 Design and Access Statements8210.4 Additional information

86Bibliography11

90 Appendices12

93Key Design Principles1

96Master Checklist2

106Glossary3

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1 Introduction

1.1 Purpose, aims and objectives

1.1.1 This Residential Design Guide has been produced by Watford Borough Council inconjunction with Nathaniel Lichfield and Partners Ltd. to aid in the creation andpreservation of high quality residential environments throughout the borough of Watford. It provides a robust set of design principles which can be applied to proposalsranging from new, individual dwellings to large-scale, mixed-use, town centreredevelopment schemes. These principles will contribute to the achievement of thelocal authoritys and Governments agenda to improve the quality of new developmentand the Councils goal of creating sustainable neighbourhoods." A separateHouseholder Development design guide has been prepared by the Council toprovide advice on proposals involving minor extensions and alterations to existing

dwellings.1.1.2 The guide is aimed at all stakeholders involved in the planning, design and

development of new housing, in particular housebuilders and their professionaladvisors. It will assist architects and developers to formulate design proposals for new development; and Council officers in the provision of pre-application advice.

1.1.3 The overall objectives of the guide are to encourage residential development which:

responds to local context, where appropriate, and/or creates an identifiablecharacter of its own;

is of the highest standard in terms of the quality of architecture and the publicrealm;provides high standards of amenity space, both public and private;promotes sustainable neighbourhoods; and,provides safe and secure environments.

1.1.4 The guide also provides guidance on meeting the goals of sustainable developmentand provides a checklist of planning application requirements, including guidanceon the preparation of Design and Access Statements.

1.2 Status of the Guide

1.2.1 Watford Borough Council is committed to embracing the Governments housingagenda to improve the quality of new residential development and to createsustainable communities for existing and future residents of the borough. The WatfordResidential Design Guide provides clear guidance embodying this commitment. Itreplaces the Councils existing Supplementary Planning Guidance, namely: SPG8:Extensions; SPG 4: Privacy Guidelines; SPG5: Private Gardens; and SPG14:Designing for Community Safety (all adopted October 2001).

1.2.2 The Residential Design Guide is consistent with national and regional planningguidance, as well as the policies set out in the Councils adopted development plan(see Section 2: Policy Context). It has been adopted by the Council as SupplementaryPlanning Document. As such, the Residential Design Guide will form a materialconsideration in the determination of planning applications.

4'Building New Homes', Residential Design Guide SPD, Volume 1 Watford Borough Council

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1.2.3 Over the next five years Watfords Local Development Framework (LDF) will replacethe Watford District Plan 2000. Ultimately, this guide will be adopted within the LDFas a Supplementary Planning Document (SPD). PPS12: Local DevelopmentFrameworks notes that SPDs will not be subject to independent examination and

will not form part of the statutory development plan, but they should be subject torigorous procedures of community involvement.

1.3 Statement of community involvement

1.3.1 An ongoing programme of consultation has guided the preparation of this document.Consultation with Council officers, members, key stakeholders and the wider community has been undertaken. The following provides a summary of theconsultation process by the consultants at the onset of the document:

Saturday 3 December 2005 - Presentation and Workshop with WatfordCouncillors structured around CABEs Building for Life toolkit.Monday 5 December 2005 - Presentation to, and discussion with, PlanningOfficers and key stakeholders.Monday 5 December 2005 - Presentation and workshops with invited stakeholder groups. Approximately 300 individuals and groups were invited, andapproximately 30 attended.

1.3.2 Key Issues Raised in December 2005 consultations: Councillors raised concernsabout site access, parking and traffic issues, backland infill resulting in cramming

and a loss of larger houses, mixed communities, rubbish storage facilities, accessto quality amenity space, and pastiche versus modern architectural design.

1.3.3 Public Consultation March 2007: A public consultation on the Residential Design Guide took place between 9th Marchand 19th April 2007 and was conducted by the Council. All statutory consultees andwide range of organisations, such as CABE, English Heritage, Watford Police, theCommunity Services and the Equalities Panel were invited to the statutoryconsultation. A copy of the RDG was given to all Councillors and the One Watford-Equalities Panel as part of the consultation. At the same time we consulted on thedraft Sustainability Appraisal with integrated SEA (SA/ SEA) for the ResidentialDesign Guide, also in accordance with statutory requirements.

1.3.4 Key Issues Raised in March 2007 consultation:Issues that were raised were about the importance of context and area appraisals,community safety and planning for safer places and car parking, sustainable designsolutions, nature conservation and green spaces, the flexibility of policies for larger detached properties and the choice of building materials in new-builds. Manycomments were concerned about historical facts, the choice and quality of photosand maps and spelling mistakes. Councillors were concerned about the distinctionbetween Permitted Development and development that requires planning permission

and the practicalities of enforcing certain policies. Comments on the Sustainability Appraisal demanded more reference to nature conservation and sustainable designissues in the guide and to mitigation measures in the SA/ SEA and subsequentlydeveloped local planning guidance in the LDF.


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1.4 Structure of the Guide

1.4.1 The Guide contains the following sections:

1. Introduction2. Policy Context3. Achieving Design Quality4. The Watford Context5. Site and Context Appraisal6. Layout Principles7. Building Form and Siting8. Materials and Architectural Detailing9. Sustainable Development10. Planning Application Requirements

11. Bibliography

1.4.2 Not all the sections apply to all forms of residential development. Where housingschemes involve purely infill development or development on small-scale backlandsites, there is unlikely to be a need to refer to Section 6. Where alterations or extensions to existing dwellings are proposed the separate guide Householder Development - Extending Your Home should be consulted.

1.4.3 Sections 5 to 9 of the Guide are supported by checklists. It is suggested that theseare used both during the design process and as a means of structuring material tosupport planning applications.

1.4.4 A bibliography is provided at the end of the guide, which includes a list of usefulwebsites.

1.4.5 The Guide had been prepared by Nathaniel Lichfield and Partners (NLP) as a draftdocument. The draft has been corrected and amended and used in statutoryconsultation exercises (see also paragraphs 1.3.3 to 1.3.4) by Watford BoroughCouncil. All responses from these consultations have been considered and a finalversion produced, which was adopted in November 2008. Unless otherwise stated,most illustrations and photographs are the copyright of NLP, some are the copyright

of the Council.


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2 Policy Context

2.0.1 The town planning system provides a framework of policy, established by the Townand Country Planning Act 1990 and the Planning and Compulsory Purchase Act2004, which guides local decision making and seeks to ensure the reconciliation of competing development and conservation interests at the local level. The Acts promotea plan-led approach in which planning applications should be determined inaccordance with the 'development plan covering an area unless materialconsiderations indicate otherwise. The policy framework that guides decisionmaking in Watford consists of the following layers:

National Policy - PPGs and PPSsThe current development plan for Watford comprises those policies in theHertfordshire Structure Plan (adopted 1998) and the Watford District Plan 2000

(adopted Dec.2003), which were saved by Direction in September 2007 and theEast of England Plan (published May 2008).Local Guidance (1) - Supplementary Planning Guidance (non-statutory) supportsthe policies established in the Local Plan and provides greater detail.

Picture 2.1 Cover of the WatfordDistrict Plan 2000 (adopted

December 2003).

2.1 National planning policy

2.1.1 National policy of most relevance to residential design is contained in the followingPPGs/PPSs:

PPS1: Delivering Sustainable Development (2005)PPS3: Housing (2006)PPG13: Transport (2001)PPG15: Planning and Historic Environment (1994)PPS22: Renewable Energy (2004)

2.1.2 The key aims of national policy are:high quality inclusive design (PPS1);re-use of previously developed land (PPS1 and PPG13);

1 Local Guidance will be gradually replaced by documents with-in the Local Development Scheme


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access to jobs and services (PPS1 and PPG13);integration between the natural and built environment (PPS1);creation of safe environments (PPS1);promotion/reinforcement of "local distinctiveness" (PPS1);creation of "mixed communities" (PPS3);integration with public transport (PPS3 and PPG13);definition of minimum housing densities (PPS3);preservation of listed buildings and their settings (PPG15);preservation or enhancement of the conservation areas (PPG15);reduction of carbon dioxide emissions (PPS22); and,promotion of renewable energy use (PPS22).

2.2 Design guidance and advice

2.2.1 A variety of non-statutory design guidance and advice has been published over recentyears. This highlights best practice and aims to improve urban design standards and,in particular, the design of residential development. The principles set out in thesedocuments provide the context to this Watford Residential Design Guide. The keydocuments, the principles of which have been reviewed and incorporated whereapplicable, are:

By Design - Urban Design in the Planning System: Towards Better Practice,Thomas Telford Publishing,DETR & CABE (2000);By Design: Better Places to Live. a companion guide to PPG3. DTLR & CABE

(2001);Places, Streets and Movement: A Companion Guide to Design Bulletin 32,Residential Roads and Footpaths.DETR (1998);Building in Context: New Development in historic areas. English Heritage/CABE(2001);Protecting Design Quality in Planning. CABE (2003);Urban Design Compendium. English Partnerships, The Housing Corporation(2000);Safer Places: The Planning System And Crime Prevention , ODPM (2004) andwebsite Secured By Design: http://www.securedbydesign.com/ .


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Picture 2.6Picture 2.5Picture 2.4Picture 2.3Picture 2.2

2.2.3 Building Futures: A Hertfordshire Guide to Promoting Sustainability in Developmentis a non-statutory technical document which has been jointly commissioned by thelocal authorities in Hertfordshire. It should be read in conjunction with this Guide.The Design module in particular seeks to complement local design guides.

2.2.3 Since April 2007, developers in England can choose to have new homes assessedagainst the Code for Sustainable Homes a new national standard for sustainabledesign and construction. In February 2008, the government published the Code onthe website of the Department for Communities and Local Government[http://www.communities.gov.uk] and made it mandatory. In April 2008, a more

detailed Technical Guide to the Code was published. (2)

2.2.4 A fuller bibliography is provided at the back of this document.

2.3 The Development Plan

2.3.1 The current development plan for Watford comprises those policies in the HertfordshireStructure Plan (adopted 1998) and the Watford District Plan 2000 (adopted Dec.2003),which were saved by Direction in September 2007 and the East of England Plan(published May 2008). Details of which policies were saved are available on WatfordBorough Council and Hertfordshire County Councils websites.

2.3.2 The Watford District Plan 2000 will ultimately be replaced by Watfords LocalDevelopment Framework.

2.3.3 Chapter 2 of the Plan, Vision for Watford, contains the following table, outlining theCouncils commitment to achieving sustainable development.

The Council will ensure that all new developments regardless of size should play their part in seeking:

2 The Planning Portal published in 2008 a very useful webpage, covering the Code for Sustainable Homes, the Codes TechnicalGuide and related documents and links. This page is accessible throughhttp://www.planningportal.gov.uk/england/professionals/en/1115314116927.html [web link current at 10/9/2008, subject to change.


2 Policy Context
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to use land efficientlyto minimise energy demandsto reduce the need for transport movements and, where possible, incorporatetechnologies to limit the direct or indirect causes of green house gas emissionsto reduce the overall need for private commuter car journeys by making full use of locations which encourage walking or cycling and the use of passenger transportto locate in areas where single journeys can serve several functions or throughappropriate mixed land use development schemesto encourage in principle development schemes which seek to incorporate renewableenergy generating technologies (e.g. utilising solar energy) and efficient buildingdesign/orientationwherever possible to use renewable resources and recycled materials in constructionto ensure that uses which are likely to cause pollution directly or indirectly arecarefully considered in the development control processto protect existing open areas, enhance their use, provide a benefit to wildlife andappearance and, wherever possible, to provide additional spaces, particularly inassociation with developments that may increase recreational and open spacedemandsensure that open spaces are easily accessible by all people and are safeenvironments for play and recreation.

Achieving Sustainable Development (Watford District Plan, p7)

2.3.4 Applications for planning permission should respond to all relevant planning policiesin the preparation of proposals.

2.4 Summary

2.4.1 In essence, the principal aspects of national planning policy and guidance and localplanning policy relevant to residential design are summarised in the table below. TheRDG expands on the policies as listed below. Also, the Guide replaces the followingSupplementary Planning Guidance: SPG 4 (Privacy Guidelines), SPG 5 (PrivateGardens) and SPG 8 (Extensions).

Guidance DocumentLocal Plan PolicyPPG / PPS

Policy/GuidanceObjectives

By Design,Urban DesignCompendium

H8, H9, U1, U2PPS1,

PPS3,

Quality Design1.

PPG15

By Design, Building inContext

U2, U3, U6, U10,U15, U17, U18

PPS1,PPG15

Character andDistinctiveness

2.


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Guidance DocumentLocal Plan PolicyPPG / PPS

Policy/GuidanceObjectives

By Design, Urban DesignCompendium, PlacesStreets and Movement

H8, H9, U3, U6PPS1Integration withExisting Fabric

3.

Planning for SustainableDevelopment: TowardsBetter Practice

H5, SE1, U1, U2PPS1,

PPS22,

SustainableDevelopment

4.

PPS3,

PPG13

Planning and Access for Disabled People

H6PPS1,

PPS3,

Mix of Uses5.

PPG13

By DesignH11, H17PPS3Mix of HousingType andTenures

6.

By Design, PlacesStreets and Movement,

H8, H12, U2PPS3,PPG13

Integrationbetween Land

7.

Planning and Access for Disabled People

Uses andTransport

Planning for SustainableDevelopment: TowardsBetter Practice

H5, H12, SE1, H5PPS1,PPS3

Best Use of Land8.

By Design, PlacesStreets and Movement,

H9, U1, U4, U5PPS1Safe, Secure and AccessibleEnvironments

9.

Safer Places: ThePlanning System andCrime Prevention

By DesignH7, U2PPS1,PPS3

Residential Amenity

10.


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Policy Context 2


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3 Achieving Design Quality - Key Design Principles

3.0.1 Building on the broad planning policy objectives derived from the review of nationalplanning guidance and local planning policy in the previous section, this sectiondefines a set of overarching principles for the achievement of good quality residentialenvironments. It forms the basis for the more detailed design principles set out infollowing chapters of this Guide.

3.0.2 Through an appreciation of the qualities of both historic and contemporaryenvironments, and good design practice, the principles of high quality urban designhave been established and set out in a series of guidance documents, most notablythe two 'By Design' documents (1). From a thorough review of all guidance documents,the following guiding principles for residential design in Watford have been defined.

Twelve Key Design Principles

1. Response to context.

2. Character and distinctiveness.

3. Quality buildings and spaces.

4. Movement, access and permeability.

5. Mixed development.

6. Efficient use of land.

7. Safety and security.

8. Amenity.

9. Continuity and enclosure.

10. Sustainable development

11. Inclusive design and mobility.

12. Biodiversity.

1 By Design - Urban Design in the Planning System: Towards Better Practice, Thomas Telford Publishing, DETR & CABE (2000) andBy Design: Better Places to Live, a companion guide to PPG3. DTLR & CABE (2001)




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3.1 Response to context

Picture 3.1 A site analysis plan can help inidentifying problems,potentials and urban key

characteristics.

New housing development and changesto existing properties should be basedon a thorough understanding andanalysis of the characteristics of theproposal site and its surroundings.

3.2 Character and distinctiveness

New housing development shouldeither reinforce the character and

Picture 3.2 Cassio Metro, a development with a specificcharacter and distinctiveness.

distinctiveness of its surroundingsor,where appropriate, create a

distinctive environment thatcomplements its setting. Character and distinctiveness are generallycreated through the definition of acoherent structure and legiblehierarchy of streets, buildings andspaces.


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3.3 Quality buildings and spaces

The quality of the detailed design,materialsand craftsmanship of buildings and public

Picture 3.3 Cassio Metro, Watford: a recent high qualitydevelopment.

spaces is crucial to the achievement of goodquality residential environments.

3.4 Movement, access and permeability

Where development involves the creation of anew movement framework into or through a site,

Picture 3.4 A safe cycle path in Watford.

this should link in with existing routes and shouldnot be dominated by vehicles. Walking andcycling and the use of public transport will beencouraged and should be safe and convenient.Crime prevention should be taken into accountin the design of access routes by ensuring thatthey are included only when they are likely tobe well used, that they are over-looked, straight,broad and well lit, and by avoiding paths thatallow easy access to the rear of properties.




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3.5 Mixed development

Picture 3.5 Poundbury, Dorset: A variety of retail andcommunity facilities are provided as part of the residential

development.

Large-scale housing developmentshould, where possible, provide localcommunity, leisure and retail facilitiesthat can form a focus for a newneighbourhood and minimise car use.Medium and large-scale residentialdevelopments should provide a mixof housing tenures, as well asdwelling types and sizes that arecompatible with the sites location andthe Councils housing needs.

3.6 Efficient use of land

Consideration should be givento existing densities in the

Picture 3.6 Cassio Metro, Watford: A higher density development whichstill provides quality amenity space.

local area and the function of the site within the structure of the town.However,opportunities mustbe taken to make best use of

land through achievingmedium to high densitydevelopment whereappropriate. Well-consideredlayouts and careful design of buildings can limit the amenityeffects of higher densities thusenabling more efficient use of land.




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3.7 Safety and security

The actual and perceivedsense of safety and security

Picture 3.7 Harwoods Road, Watford: Doors and windows in flank

walls encourage natural surveillance and safer streets.

experience by residentswithin, and visitors to,adevelopment should form akey consideration indetermining the layout andmix of housing schemes.Encouraging naturalsurveillance and ensuringspaces are actively used willgo a long way to ensure

safety and security areachieved.

Secured by Design (SBD) has been proved to reduce crime in areas where it has beenutilised as part of the design/planning procedure. Some of the SBD key points relating topermeability/ access are shown below:

Superfluous and unduly secluded access points and routes should be avoided; Access points to the rear of buildings should be controlled, for example by meansof lockable gates,

Roads to groups of buildings should be designed to create a sense of identity,privacy and shared ownership;Footpaths and cycle ways should only be provided if they are likely to be wellused;Footpaths and cycle ways should be of generous width and have a suitablelandscape setting to avoid creating narrow corridors which could be perceivedas threatening;Good visibility should be maintained from either end, and along the route of footpaths and cycle ways. Sharp changes in direction should be avoided;Footpaths and cycle ways should not generally be routed to the rear of buildings,

but if this is unavoidable a substantial buffer should be planted between a secureboundary fence and the footpaths margins, with planting designed so as todiscourage intruders; andParking should be within the curtilages or, where not possible, in a very visibleand controlled location

Crime prevention should be taken into account in the design of access routes by ensuringthat they are included only when they are likely to be well used, that they are over-looked,straight, broad and well lit, and by avoiding paths that allow easy access to the rear of properties.




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3.8 Amenity

All forms of residentialdevelopment need to take into

Picture 3.8 Cassio Metro, Watford: Recent development withhighqualityamenity.

account potential impacts on theamenity of neighbouringproperty occupiers in terms of effects on levels of natural light,privacy and sense of enclosure.For larger-scale development,the amenity of future occupiersneeds to be adequatelyaddressed both in terms of natural light and privacy, and in

respect of the provision of adequate outdoor amenityspace.

3.9 Continuity and enclosure

Residential developmentshould create clear distinctionbetween public and private

Picture 3.9 Sutton Road, Watford. The illustration shows a clear distinction between public and private space with a continuous

building line and all principle entrances fronting the street.

space, and between building

fronts and backs. Thecontinuation of existing buildingfrontage lines should berespected and principalentrances should address thestreet.

3.10 Sustainability

The minimisation of energyuse in the construction, use

Picture 3.10 Bedzad, Sutton: An environmentally-friendly,energy-efficient mixed use development

and lifespan of housingdevelopments should be aconsideration at the designstage. Buildings should bebuilt to last and be adaptableover time.




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3.11 Inclusive design and mobility

Inclusive Design is a way of designing products and environments so that they are usableand appealing to everyone regardless of age, ability or circumstance by working with users

to remove barriers in the social, technical, political and economic processes behind buildingand design, that means e.g. to incorporate the need for Lifetime Homes or wheelchair accessible housing in mainstream provision. Inclusive Mobility (2) provides the standardsand guidance for the external built environment, so that they are usable by everyoneregardless of disability, age or circumstances.

PPS1 places inclusive design as a key element in the policies for achieving sustainabledevelopment; and Section 42 of the Planning and Compulsory Purchase Act 2004 providesthe means to ensure that design and access are considered at the earliest stage of development, such as by means of the Design and Access Statement (3) (In the case of dwellinghouses a Design and Access Statement is only required in Conservation Areas). In general,at concept stage, make sure that the fundamentals of inclusive access are understood for that particular development. These will not be limited to the design of the building, and willinclude for example:

1. the location of the building on the plot;2. the gradient of the plot;3. the relationship of adjoining buildings;4. the transport infrastructure.

Also, it should be considered from the very beginning, how the completed building will be

occupied and managed. Many barriers encountered at that stage can be overcome by gooddesign. Guidance is available from the internet, respectively the Best Practice in building anddesign from Part M of the Building Regulation, the Lifetime Homes standards (see alsocriteria HEA 4 in the Code for Sustainable Homes) and Wheelchair Accessible Homes andother guidance available from a number of organisations. In some cases professional advicemight be required. Liaise with the relevant organisations and statutory authorities as earlyas possible, and be prepared to amend concept designs as necessary (see also Appendix4 in the volume 2 of the RDG 'Extending Your Home').

3.12 Biodiversity

PPS9 on Biodiversity and Geological Conservation and Watfords draft Biodiversity ActionPlan highlight nature conservation issues. In consideration to extension and auxiliarybuilding(s) in back gardens, the implications of the presence or closeness of protected species,such as bats, badgers, newts and other rare or protected plants and animals should beconsidered. In Watford Borough Council and neighbouring councils in particular Great Crested

2 TheDepartment fortransport publisheda number of documents on disability, inclusive design and inclusive mobility such as InclusiveMobility: A guide to best practice on access transport infrastructure', Department for Transport (2002): http://www.dft.gov.uk/transportforyou/access/tipws/ inclusivemobility

3 Available under http://www.equalityhumanrights.com/ Documents/Disability/Services/ Access%20Statements.doc . Widely usedguidance on Design and Access Statements from CABE: http://www.cabe.org.uk/assetlibrary/8073.pdf . DCLG (2003) Planning and Access for Disabled People, a good practice guide, www.communities.gov.uk/index.asp?id=1144644 . Part M of the BuildingRegulations set out the minimum requirements for accessibility that all newhomes are statutorily obliged to meet and shows possibledesign solutions to meet those


http://www.dft.gov.uk/transportforyou/access/tipws/inclusivemobilityhttp://www.dft.gov.uk/transportforyou/access/tipws/inclusivemobilityhttp://www.equalityhumanrights.com/Documents/Disability/Services/Access%20Statements.dochttp://www.cabe.org.uk/assetlibrary/8073.pdfhttp://www.communities.gov.uk/index.asp?id=1144644http://www.communities.gov.uk/index.asp?id=1144644http://www.cabe.org.uk/assetlibrary/8073.pdfhttp://www.equalityhumanrights.com/Documents/Disability/Services/Access%20Statements.dochttp://www.dft.gov.uk/transportforyou/access/tipws/inclusivemobilityhttp://www.dft.gov.uk/transportforyou/access/tipws/inclusivemobility


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Newts, several species of bats, Swifts, Sloworms and Grass Snakes have been found inback gardens. In some occasions, ecological surveys and suitable mitigation measure willbe necessary, such as e.g. the use of swift-bricks in the (re)build of extensions and auxiliarybuildings in back gardens. For local biodiversity enquiries the Watford Nature Conservation

& Development Officer can be contacted in the Leisure and Community Service in WatfordBorough Council.




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4 The Watford Context

4.0.1 An understanding of a sites context is crucial to ensure that new development iscompatible with, or enhances, the character of Watford. Appropriate design solutionsoften stem from an analysis of the area within which development is proposed. Thissection identifies a number of areas within Watford which share commoncharacteristics e.g. land use, density of development, scale and style of buildings,materials, period of development and influence of vegetation and open spaces. Nearlyall residential areas in Watford have similarities with one of the character typesoutlined: these should be the starting point in analysing the context of an area.

4.0.2 Some characteristics that commonly detract from the character of an area have alsobeen identified. These need to be avoided in future development.

4.0.3 Whilst this section specifically looks at Watford, the following section providesguidance on analysing the site characteristics and context generally.

4.1 Residential development in Watford

4.1.1 The oldest buildings in Watford, which date from the middle ages, are located alongthe High Street and around St Marys Church. They include the church itself and anumber of timber-framed buildings which once formed Watfords medieval core.

4.1.2 Watford remained a relatively small and compact market town until the 19th Century- when the arrival of the railway in 1837 acted as a stimulus for new development.The area to the west of St Albans Road [starting from Church Road and BedfordStreet] was developed soon after the first of the railway stations opened on St AlbansRoad. Watford Junction Station opened on its current site in 1858, and brought withit the development of the Sutton/Sotheron/Estcourt Road area. Further expansionadjacent to these areas,such as Callowland and West Watford, followed in the late19th and early 20th Century. These areas are characterised by a variety of terracedhousing that, although of consistent character, varies widely in detailed design.

4.1.3 In the early decades of the 20th Century the southern part of the Cassiobury Estate

and the first municipal housing, notably the Harebreaks Estate were built. There isa lot of similarity between interwar 1930s and post-war 1950s housing, the reasonfor this might lay in the fact that the original concept was set out in the 1920s to1930s. The Cassiobury estate comprises all roads between Hempstead Road andthe North-East of Cassiobury Park and Sports Grounds, mostly built betweenmid-1920s and 1950s. It comprises a mixture of medium to large semi-detached anddetached houses with a few bungalows, and with only a few more recent infill houses;all conform to the stipulations in the larger deed arising out of the sale of the Essex'sland.

4.1.4 Land sales for every single house specify individual plot widths and styles, buildinglines, boundary treatments, spaces, all building materials and roof styles, and allplots conform to this pattern with spaces and set-backs and, or, delineation by singlestorey garages. Hence the term "Cassiobury style" and the strong sense of place.




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4.1.5 However, in the roads leading from Langley Way and Stratford Way, the majority of the Cassiobury Estate comprises inter-war housing built between 1925 and 1938.

Picture 4.2 Residential Expansion of Watfordby 1902

Picture 4.1 Watford 1862

Pictures 4.1 to 4.4 showing the expansion of Watford

4.1.6 During the 1930s, a significant number of semi-detached houses were built in thenorthern half of Watford around the North Western Avenue and the North OrbitalRoad. Further parts of Cassiobury were also completed at this time.

4.1.7 During the 1950s a period of public housing construction took place at Meriden andWoodside to the north and Holywell to the south.

4.1.8 Industrial and housing development continued throughout the 1960s and 1970s. Of significance was the central area redevelopment which included the ring road,roundabout and underpass at the Town Hall, multi-storey car parks, the YMCA andthe Charter Place shopping centre.

4.1.9 The construction of the Harlequin shopping centre and redevelopment of ClarendonRoad took place in the 1980s and 1990s. Over recent years new and generally higher density housing development has taken place on former employment sites and intown centre locations.


The Watford Context 4


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Picture 4.4 Watford by 1938Picture 4.3 Expansion of Watford by 1920

Pictures 4.1 to 4.4 showing the expansion of Watford




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4.2 Character areas

4.2.1 As a result of its evolution, Watford contains a wide variety of residential areasreflecting generally typical housing types and layouts that can be found in many

English towns and cities. Key character types that occur throughout the boroughhave been identified. These are:

1. Watford Town Centre- the Historic Core2. Victorian/Edwardian terraces3. Late 19th Century and Mid 20th Century detached housing4. 1920s municipal housing5. Inter-war semi-detached housing6. 1950s-1960s housing estates7. Late 20th Century (1970s to mid 1990s)

8. Higher density: mid 1990s onwards

4.2.2 The Residential Character Areas map on the next page gives indicative informationon the location of character areas in Watford Borough Council.

4.2.3 There could be some overlapping of referenced building periods, as this map is moreabout the character (building style) of a residential area, than about the time houseswere actually built.




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Map: Residential Character Areas in Watford

Picture 4.5 Key Residential Character Areas in Watford (this map is indicative only). Scale approx. 1:40,000.

5 A-L (light violet): Inter-war Housing

6 A-D (light pink): 1950s-1960s Housing

7 A-F (light orange): Late 20th Century Housing (1970s to mid 1990s)

8 A-E (purple) Mid 1990s onwards with higher densities

KEY

1 A-C (yellow): Watford Town Centre

2 A-F (dark orange): Victorian/ Edwardian

3 A-D (light green): Late 19th/mid 20th Century

4 A-D (light blue): 1920s Municipal Housing




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4.3 Watford Town Centre - the Historic Core

Picture 4.6 Watford Town Centre. Approx. 1:10,000.

4.3.1 The High Street contains buildings of a range of styles, ages, scale and quality. Itconsists of a number of linked spaces, such as the Parade with the area around the

pond, the former market place, at the junction with Market Street, and the area infront of the Harlequin entrance, at the junction New Street/King Street, all with streetsand alleyways joining it. Commercial uses dominate the area.

4.3.2 Lower High Street has been completely altered during the latter half of the 20thCentury. Previously of traditional high street appearance - one long main street linedon both sides by small scale premises - it is now a part of the ring road and gyratorysystem and is dominated by retail premises and car sales forecourts. Some builtelements of the original street remain.

4.3.3 There is some recent/new residential development around the ring road whichessentially forms part of the Town Centre.

4.3.4 Areas:

1A High Street1B The Parade1C Lower High Street

Key Characteristics

Buildings of various ages from medieval to 20th Century.Period

Buildings of varying heights. Taller buildings in town centre.Heights

High residential densities.Density

Basic historic street layout remains. Footprints of 20th

Century buildings (particularly the Harlequin Centre) fill

Block size/ structure

entire blocks. The historic grain of the area is at risk of beinglost.

Vary greatly from 6m x 35m to 180m x 330m.Plot sizes




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Key Characteristics

Typical town centre.Streetscene

The Parade/High Street has a relatively consistent buildingline. Lower High Street has a very fragmented building line.

Building lines/setbacks

Frontages to pavement edge.Front boundaries

Varied.Roof forms

Varied.Windows

Varied.Materials

Public and multi-storey.Car parking

4.3.6 Detractors:

Ring roadYMCA and Charter PlaceMulti-storey car parks.

4.4 Victorian and Edwardian terraces

Picture 4.7 West Watford.TypicalVictorian street pattern. Scale

1:10,000.

.

4.4.1 Watford contains large areas of Victorian/Edwardian terraced housing. These havetypical street layouts that are evident across the country and are characterised byblocks of small-scale terraced housing, and some semi-detached housing, laid outon a grid street pattern with rear gardens or yards backing onto each other. Manyhave alleyways which lead to the rear gardens. Property plots are small andwell-defined. A mix of uses including small industrial units, corner shops, publichouses and churches are a feature of these areas especially in the older Victorianarea of Sutton/Sotheron/Estcourt Road.

4.4.2 Areas:




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Poorly designed dormer windows and rooflights added.Porches and front extensions either inappropriate or out of character with thestreet.

4.5 Late 19th and Mid 20th Century detached housing

Picture 4.8 Langley Road. Typicallate 19th and mid 20th Century

detached development 1:10,000

4.5.1 These residential areas are characterised by largely detached houses mixed withsome semi-detached houses, forming suburban boulevards such as HempsteadRoad and Langley Road, and consisting of a mixture of ages from late Victorian toInter-war, and sometimes small pockets of Post-war housing. The earliest parts of the Cassiobury Estate to the south and some streets to the north including LangleyWay, are later examples of detached villas. A wide variety of architectural styles isa feature of these areas.

4.5.2 Areas:

3A Langley Road/Stratford Road/Hempstead Road (late 19th Century onwards)3B Rickmansworth Road (late 19th Century onwards)3C East end of Cassiobury Park Avenue and Shepherds Road (southern partof Cassiobury Estate, 1920s)3D Temple Close/Garden Close/Devereux Drive/Cassiobury Drive and parts of The Gardens (northern part of Cassiobury Estate,1930s, with some elements

of Post-war housing).

Key Characteristics

Late Victorian and mid 20th Century Villas.Period

Predominantly two or three storeys.Heights

Densities range from 8-12 dwellings per hectare.Density

Irregular block structure. Loose urban grain.Block size/ structure




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Key Characteristics

Large plots typically 15m x 70m. Buildings generally situated incentre of plot away from plot boundaries. Gaps betweendwellings predominantly 1-3m.

Plot sizes

Suburban boulevards. Streets often tree-lined, some with grassverges.

Streetscene

Buildings are set back from the front boundary but generallymaintain consistent building line.


Low boundary walls and hedges to front gardens.Front boundariesVaried rooflines and profiles.Roof forms

Bay windows a prominent feature of later buildings.Windows

Materials include red brick, render, clay tiling. Brick banding andterracotta detailing a feature. Applied mock-tudor style timberingto upper floors.

Materials

Plots large enough to accommodate off-street parking. Later houses often built with integral garages.

Car parking

Large front gardens 10m-20m deep. Large rear gardens30m-80m deep with mature landscape features.

Gardens

4.5.3 Detractors:

Removal of boundary walls/fences to provide forecourt parking.Loss of architectural detailing through replacement windows, tiles etc.Poor quality infill development.Extensions that do not respect the character and scale of the host building in

terms of size, roof pitch, materials, scale of windows and doors and details.




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4.6 1920s municipal housing

Picture 4.9 Harebreake Estate.Example of a street layout for a1920s municipal housing estate.

Scale 1:10,000.

4.6.1 Housebuilding accelerated in the years following the First World War to provide newmunicipal homes fit for heroes. The layouts of such development and the designof dwellings followed the principles established by the Garden City movement, albeitoften in a much simplified form. The Harebreaks estate is a typical example. Itcomprises a main axis, The Harebreaks, forming a long tree-lined vista with crescentsand greens or squares leading from it.

4.6.2 The estates are predominantly residential. They contain a mix of semi-detachedhousing, short terraces and two windowed flat fronted and larger semis. Althoughthere are a wide variety of house types there is a high degree of unity to thestreetscene.

4.6.3 Areas:4A Harebreaks4B Rose Gardens/Willow Lane4C Sydney Road (including industrial estate to the south)4D Riverside Road

Key Characteristics

1920s.Period

Predominantly two storeys.Heights

15-25 dwellings per hectare. Dwellings set in larger plots of land in comparison to earlier development.

Density

Block size typically 200m x 150m.Block size/ structure

Typically 9m x 30mPlot sizes

Wide streets with grass verges some tree lined. Open spaces,front gardens, squares, trees, hedges an important feature of the area.

Streetscene




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Key Characteristics

Generally consistent building line, although variation in setbacksfollows a set pattern in places. Poor definition of space due tosetbacks.


Originally low hedges c.0.5-1mFront boundaries

Consistent roof pitches with chimneys.Roof forms

Originally metal framed (Crittall) windows (although now largelyreplaced).

Windows

Plain red brick, rendered, painted brick or pebbledash with plaintiled roofs.

Materials

On-street parking and originally no in-curtilage parking,however, front gardens now being turned into parking spaces.

Car parking

Front gardens typically 6m deep. Rear gardens typically15m-25m deep.

Gardens

4.6.4 Detractors:

Tall garden walls replacing low hedges.Replacement of original small plain tiles with interlocking roof tiles.Hardstanding for cars replacing front gardens.Loss of planting generally results in poor definition of public and private space.Generally a lack of enclosure to space.

4.7 Inter-war semi-detached housing

Picture 4.10 Tudor Drive. Typicalstreet pattern of inter-war

development. Scale 1:10,000.

.




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4.7.1 Inter-war semi-detached housing is also a prominent housing type in Watford. Thehousing is fairly consistent in terms of materials and styles and is typical of housingbuilt across the country at this time. The Cassiobury Estate, whilst built at the sametime and sharing some similar characteristics, is distinct from the more typical housing

types of this period. Mock Tudor is a common stylistic theme on the earliest parts of the Cassiobury estate. There is a variety of architectural styles within the estate,although generally house types within streets remain consistent.

4.7.2 Areas:

5A Knutsford Avenue/Tudor Avenue (including a trading estate to the south)5B Swiss Avenue/Gade Avenue (southern part of Cassiobury, 1920s)5C Leggatts Wood/Bushey Mill Crescent (including an industrial estate to theeast)

5D Harford Drive/parts of Woodland Drive/Orchard Drive (1930s part of Cassiobury Estate);5E Westlea/Eastlea Avenue/Garston Lane/Gaddesden Crescent and First toFifth Avenues5F Holland Gardens/Spring Gardens/Purbrock Avenue (including industrial unitsto the south east)5G The Ridgeway/Ridge Lane5H Watford Heath/Wilcot Avenue/Talbot Avenue5I Cedar Road/Kingsfield Road (dominated by inter-war housing with pocketsof late Victorian/Edwardian

development)5J King Georges Avenue5K Nasot Wood Road (1950s/1960s)5L Leavesden Green

Key Characteristics

1920-1930sPeriod

Predominantly two storeys. Some bungalows.Heights

Typically 20-30 dwellings per hectare.Density

Regular pattern of blocks varying in size (450m x 80m).Generally larger block sub-division than Victorian/Edwardiandevelopment.


Typically 8m x 40m. Gaps between buildings of 4m-5mPlot sizes

Roads often wide and tree-lined.Streetscene

Consistent regular building lines and boundary treatments.Building lines/setbacks

Boundaries to front gardens are traditionally low walls withhedges/ planting behind.

Front boundaries




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Key Characteristics

Typically pitched roofs, with hips and gables.Roof forms

Double height symmetrical bay windows a common feature.Windows

Red brick. Gabled and timbered front or pebbled dashed frontsare common. Brown plain or clay roofing tiles. Bay windowsare often tile-hung below the upper windows.

Materials

Limited off-street parking though front gardens are now turnedover to hardstanding.

Car parking

Large front gardens 6m-10mdeep. Long rear gardens 20m-30m.Gardens

4.7.3 Detractors:

Removal of boundary walls to provide forecourt parking.Loss of architectural detailing through replacement windows, tiles etc.Extensions that do not respect the character and scale of the host building interms of size, roof pitch, materials, scale of windows and doors and details.

4.8 1950s-1960s housing estates

Picture 4.11 Meriden. Typical streetpattern of a 1950s-1960s housing

estate. Scale 1:10,000.

4.8.1 These are estates of varying sizes including some infill development. They comprisea variety of housing types such as, detached, semi-detached, and terraced housing;however, uniformity of design and materials generally provides a common character within each estate. Some four storey and taller blocks can be found, but propertiesare predominantly two-storey. Generally the dwellings are plain with some simpledetailing such as cantilevered flat porch roofs, small balconies, or protruding lower storey pitched roofs. The traditional layout of these estates was established in the1930s and used consistently through to the 1960s. The larger estates were oftenbuilt around major road junctions.

4.8.2 Areas:




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6A Holywell housing estate (1950/60s) (including an industrial estate to the west of thearea)6B Croxley view (1960s)6C Meriden Estate (1957-1967)

6D Garston Park Estate (1950s/1960s)6E Hemmingway / Goodrich Close (1950s/1960s)

Key Characteristics

1950s-1960s.Period

Predominantly two storeys but some four storey blocks, tower

blocks (Meriden Estate) and bungalows (Kytes Estate).

Heights

Generally 30 dwellings per hectare.Density

Layout generally through routes. Street blocks of varying sizes140m x 170m. Loose urban grain created by large front gardensand green open space.


Larger building to plot ratio than Victorian/Edwardiandevelopment - longer rear gardens. Variety of spacing betweenbuildings c.5m -10m.

Plot sizes

Often generous street widths with landscaping elements -generous roadside verges and communal greens.

Streetscene

Generally continuous building lines - some variation introducedthrough repeated pattern of setbacks.


Privet hedges and low walls a boundary feature - being replacedby fences.

Front boundaries

Pitched roofs and chimneys a feature.Roof forms

Mix of timber, metal and UPVC.Windows

Materials include red and yellow brick, some timber cladding or white render on upper storey, clay tiled roofs.

Materials

Little off-street parking provided.Car parking

Front gardens 5m-10m deep. Rear gardens 20m-25m deep.Gardens

4.8.3 Detractors:

Verges and greens encroached on for car parking spaces.Extensions that do not respect the character and scale of the host building interms of size, roof pitch, materials, scale of windows and doors and details.Porches and front extensions which are not in keeping with the character of thestreet.




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4.9 Late 20th Century (1970s to mid-1990s)

Picture 4.12 ScammellTypical late 20th Century housing

layout 1:10,000

4.9.1 Late 20th century housing development encompasses a variety of housing typesand styles such as, larger scale blocks of flats, townhouses and smaller terracedhousing. Some common characteristics include: off-street parking provision, cul-de-saclayouts, taller buildings and use of standard building designs. Often developmentsare of a poor layout with inconsistent building lines, fronts of dwellings that do notalways address the street, lack of enclosure, poor legibility, poor permeability, andleft over space with a lack of apparent function.

4.9.2 Areas:

7A Scammell/Hodges Way7B Orbital7C Monica Close/Octavia Close7D Pinewood Close7E Fairlawns7F North east of North Orbital Road.

Key Characteristics

1970s-90s.Period

Varying heights from two storey terraces to higher blocks of flatsof 4-5 storeys.

Heights

40-60 dwellings per hectare.Density

Use of cul-de-sacs creating poor pedestrian permeability.Block size/ structure

Variation in plot sizes. Large plots for blocks of flats set in

landscaped grounds 60m x 180m. Smaller plots for semi-detachedand terraced housing 7m x 30m.

Plot sizes




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Key Characteristics

Poor quality paving and street furniture. Varied landscapetreatment. Typically large areas of landscaping with no identifiablefunction.

Streetscene

Mix of continuous and fragmented building linesBuilding lines/setbacks

Poor definition between public and private space. Typically nofront boundary.

Front boundaries

Predominantly pitched roofs (no chimneys); some flat roofs to

blocks of flats.

Roof forms

Varied design and proportions.Windows

Predominantly lower quality materials used including red and buff brick and clay roof tiles. Limited architectural decoration

Materials

Parking often dominates the environment. Integral garages,parking forecourts and separate areas of garaging a commonfeature.

Car parking

Poor differentiation between public and private spaces. Frontgardens 5m-6m deep. Provision of private rear gardens 15m-20mdeep and communal gardens of varying sizes.

Gardens

4.9.3 Detractors:

Lack of natural surveillance.Poor public transport accessibility.Car dominated environment.Lack of legibility.Poor detailing.Lack of integration with context (an anywhere design).




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4.10 Higher density: mid-1990s onwards

Picture 4.13Cassio Metro, Watford.Example of layout froma mid-1990s

development. Scale approx.1:10,000.

4.10.1 Housing development from around 1995 onwards tends to be higher density andoften utilises sites within existing built up areas. Developments consist of a mixtureof large scale blocks of flats, townhouses and small scale terraced housing. A mixof uses is also a feature. Generally recent development has attempted to pay moreregard to local context and character, with more imaginative design solutions includingreducing the dominance of roads and parking. A feature of recent redevelopment inWatford has been the conversion of, and development within, the grounds of existingbuildings. The Reeds is a good example of this approach.

4.10.2 Areas:

8A Cassio Metro8B Old Sun Printers Redevelopment8C The Reeds (industrial development to the south)8D Woodgate Mews8E Beechfield Court

Key Characteristics

1995-2006.Period

From two to seven storeys.Heights

Higher densities. 50-120 dwellings per hectare.Density

Street blocks forming grid pattern. Varied block sizes.Block size/ structure

Varied plots sizes. Plots containing flats 20m x 60m. Plotscontaining terraces 5mx20m.

Plot sizes

Landscaped streets and spaces. Generally street trees a feature.Good quality paving and street furniture. Stand-alone, singlestorey bin and cycle storage units are also a feature.

Streetscene

Well-defined building lines.Building lines/setbacks




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Key Characteristics

Generally well-defined public and private spaces.Front boundaries

Varied rooflines and profiles.Roof forms

Varied window treatment and proportions.Windows

Red and buff brick, render, grey metal, slate tiles. Materialsgenerally used to create a unifying element. Some detailing in

Materials

brickwork, use of different coloured brick, terracotta tile panelsthat reflect local detailing.

Off-street parking provided through garages, courtyard parkingand underground parking.

Car parking

Small front gardens 2m-3m. Provision of private rear gardens15m-20m deep and communal gardens of varying sizes.Cohesive landscaping in both shared and private amenity space.

Gardens

4.10.3 Detractors:

Use of poor quality materials and building techniques.

Poor design of interface areas including servicing, rainwater goods, rubbish andrecycling facilities.Lack of pepper potting of housing tenures (social housing concentratedtogether).




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5 Site and Context Appraisal

5.0.1 A key aspect of achieving good quality design is through gaining a thoroughunderstanding of both the development site and its wider context. The context of aproposal site is the character and setting within which that site exists: its natural andhuman history; settlement forms; location; forms of buildings and spaces; ecologyand archaeology; and vehicular and pedestrian routes through it. The people livingon or near the site, and the way their communities are organised are also importantconsiderations.

5.0.2 To successfully integrate new development within an established area particular regard needs to be paid to existing communities, townscape and landscape in termsof:

i. Existing local facilities and community infrastructure;ii. Key pedestrian and cycle routes and linkages;iii. Existing street networks;iv. Public transport facilities;v. Topography of the site and local area;vi. Natural features of the site and local area;vii. Built heritage assets within the site or in the local area;viii. Surrounding land uses;ix. Prevailing building heights;x. Existing key frontages; and,

xi. Landmark buildings, key views and vistas,xii. Have the guidelines of Secured By Design been taken into account?xiii. Have the principles of Inclusive Design and Mobility been taken into account?xiv. Has Best Practice from Part M of the Building regulation been taken into account?

Have Lifetime Homes standards been considered in the design of the building(such as the adaptability to changing life circumstances of the occupants of ahome in its life cycle; see also criteria Hea 4 in the Code for SustainableHomes)?

5.0.3 Understanding a sites context is essential to ensure that the proposed development

reinforces local characteristics. It will help to create a place of distinction by buildingon local identity rather than creating anywhere places, i.e. environments within whichthere is no indication of belonging to an identifiable place. Understanding contextwill ensure a development integrates successfully with its surroundings, thusenhancing or preserving local character.

5.0.4 In some cases, positive aspects of local character and identity may not be especiallyevident or there may be few positive features upon which to build. In such instances,development on larger sites needs to begin to set a standard for the area by creatinga distinctive place in its own right.

5.1 Context appraisal

5.1.1 Context appraisal looks beyond a sites boundaries to ensure that positive featuresof an existing place are used to inform the design process. Positive features couldbe taken from surrounding streets, from a wider neighbourhood, from a town-wide


Site and Context Appraisal 5


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scale or a county scale and could include: building traditions and materials; landscapestructure; urban structure; and, existing built heritage. The table below summarisesthose aspects of the wider context that, if applicable, need to be considered whenformulating development proposals.

Considerations in a Context Appraisal

NaturalEnvironment

1. The geography and history of a place and how it has developed over time (county or town-wide scale).

2. The topography, ecology, geology, existing landscape structure, microclimate, water features and proximity to rivers (county and town-widescale).

3. Important landscape views into, within and out of the site.

BuiltEnvironment

1. Ages of surrounding buildings.2. Settings of historic buildings and conservation areas.3. The "pattern" - urban structure and grain of existing neighbouring

development including block size and shape, street patterns andwidths - of the area.

4. Hierarchy of spaces, buildings and streets.5. Established building lines/spatial enclosure/location of building

entrances along streets and onto public spaces.6. Development density, plot size and amount of open space - plot to

dwelling ratio.7. Scale, height, size, massing, width, spacing, floor heights of proposed

buildings should be considered in relation to those of adjoiningbuildings.

8. The local vernacular - materials, textures, finishes, colours anddetailing prevalent in surrounding development.

9. Local building methods and craftsmanship.10. Design and materials for hard and soft landscaped areas, street

furniture and lighting.11. Important townscape views into, within and out of the site.12. Townscape setting, focal points, and landmarks in the surrounding

area.

Activity/ Uses 1. Mixture and distribution of uses/active frontages.2. Existing community provision in the area.3. The social dynamics and socio-economic profile of the area.

Movement 1. Connectivity and integration with neighbouring developments.2. Existing access points.3. Linkages to surroundings including pedestrian, cycling, public transport

and private vehicle accessibility.4. Street and road hierarchy.

Table: Context Appraisal Considerations




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.

5.2 Site appraisal

5.2.1 In addition to the consideration of the wider context, it is important to consider sitespecific issues and features which will inform an appropriate design solution. Thesite may have a former use, or historical connection, that could be reflected in thedesign of the development, enabling a sense of place to be created. Or, for example,the topography of the site could be exploited to ensure the layout of the developmentcapitalises on views/aspect and sunlight availability. Ensuring site specific issuesare considered enables opportunities within the site to be used to their full advantage.The table below summarises the range of site characteristics that need to beconsidered:

Considerations in a Site AppraisalNatural Environment 1. An analysis of the visual and physical character of the site and

its visual and physical relationship to its landscape context.2. Slopes, wind shelter and overshadowing.3. Trees: spread, height and condition.4. Hedges and boundary features.5. Wildlife habitats.6. Water courses/features.

Built Environment 1. An analysis of the visual and physical character of the site andits visual and physical relationship to its townscape context.

2. The creation of new views and juxtapositions which add to thevariety and interest of the setting.

3. Existing buildings and structures on and adjacent to the site.4. Solar gain and natural light availability.5. Character and features of buildings to be retained.6. Boundary features.

Activity/ Uses 1. Current use of the site.2. Use to be retained or enhanced.

Movement 1. Access points to the site.2. Rights of way within the site.3. Existing and potential nodal points within or near the site.4. Existing parking arrangements.

Amenity 1. Relationship to neighbours.

2. Privacy/daylight/sunlight/overshadowing/overbearing.




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Functional/ Services 1. Wayleaves and easement strips that cannot be built upon.

Table: Considerations in a Site Appraisal

5.3 Checklists for context and site appraisal

5.3.1 An application for planning permission will be required to demonstrate that a detailedanalysis of a sites existing context - both, site and surroundings - have informed thedesign of the proposed development. The following checklists can be used to structurea site and wider context appraisal as part of a Design and Access Statement. Clearlynot all of the following questions will be applicable to a particular site.

Checklist for the Context Appraisal

NaturalEnvironment

1. What sort of landscape does the area have? What are thelevels/slopes? How did it develop?

2. What sort of climate does the area have? Is a micro climate formedby the topography or neighbouring structures?

3. What is the ecology (flora and fauna) of the area?4. Where is there water and how does it move (including rivers, streams,

lakes, ponds and swampy or floodable ground)?5. Are there culverted or covered watercourses that could be opened

up and renaturated?

BuiltEnvironment

1. What is the history of the area? How has the area developed?2. What are the ages of surrounding buildings and structures? Are there

any listed buildings? Are there any conservation areas neighbouringthe site?

3. What buildings/materials are used traditionally in the area, and whichmaterials are available/prevalent in the region?

4. Are there any focal points or landmarks in the surrounding area?Have views to these (or from these to the site) been identified?

5. What is the urban structure and grain of existing neighbouring

development including block size and shape, street patterns andwidths?6. Is there a hierarchy of spaces, buildings and streets?7. Does the area have a general scale of building that should inform the

scale of buildings within the new development?8. How do buildings, structures and natural features contribute to a

feeling of enclosure or openness?9. What is the size and shape of surrounding residential plots? What

is the plot to dwelling ratio in existing development? Are propertiespredominantly detached, semi-detached or terraced?

10. Are building lines of neighbouring properties continuous? Are theregaps between properties or irregular setbacks?11. What distinctive colours and textures are found on buildings, structures

and surfaces in the area?




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12. What distinctive types of building elevations are there in the area?How wide are the frontages?

13. Are there any locally distinctive ways of detailing buildings such aswindows, doors, cornices, string courses, bargeboards, porches,roofs and chimneys?

Activity/ Uses 1. Is there a mix of uses in the area? How are the uses distributed?2. What is distinctive about the way local people live and have lived

here in the past?3. What aspects of local history may be relevant to future development

(local events/festivals, local place names, information from the

census)?4. Are there any community facilities such as parks in the area? Whereare they?

Movement 1. What public transport routes and stops serve the area?2. What is the areas road hierarchy?3. What current proposals for roads, right of ways or public transport

might be relevant to future development?


Checklist for the Site Appraisal

NaturalEnvironment

1. What is the shape of the site?2. Which way does the site slope or face in relation to the sun?3. What is the micro climate of the site? Are there wind funnels/frost

pockets/damp hollows?4. What are the prevailing winds in summer and winter?5. What living things (flora and fauna) are to be found on the site? What

do they depend on? Should they be conserved?6. What trees and hedgerows are to be found on the site (location,

species, condition, size, tree preservation orders)?7. What are the boundary features of the site?8. Is the site liable to flooding?

BuiltEnvironment

1. What is the sites development history?2. Does the site need to be investigated (through records or by

excavation) for possible archaeological value?3. Is the site contaminated?4. Are there any wayleaves or easement strips that cannot be built upon?




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5. Are there existing buildings and structures on the site? Are theypositive features? Should they be retained? What are their characteristics?

6. What buildings and structures within the site can be seen from localor strategic points in the surrounding area? Should these views beprotected?

7. Are there existing or potential gateways to the site?

Movement 1. What, if any, are the existing and potential means of getting to andaround the site for vehicles (bicycles, cars and service vehicles) andpedestrians (including those with restricted mobility)?

2. What are the access points to the site?3. Are there existing rights of way through the site?4. Are there existing or potential nodal points within or near the site?

Neighbouring Amenity

1. What is the relationship of neighbouring buildings to the site? Doneighbouring properties overlook the site?

2. Are levels of natural light to neighbouring properties likely to beaffected by development on the site?

3. Will there be any impacts such as noise from neighbouring uses?


5.3.4 Consideration of the questions outlined in the checklists above will help define thoseconstraints that will limit the potential development of the site and the opportunitiesthat can be exploited in drafting a proposal. The possible opportunities may include:

Checklist Opportunities

Opportunities 1. Where can trees, shrubs or hedges be planted or kept to provideshelter, give spaces a sense of enclosure, soften or screen unattractivebuildings and other structures, provide seasonal variety and attractwildlife?

2. What opportunities are there for development to exploit the sitestopography/levels?

3. Are there places where green corridors (for people and/or wildlife)could be created along natural features or roads, rivers and canals?

4. Are there any opportunities to reduce water run-off and flood risk? Howcan Sustainable Drainage Systems (SuDS) be introduced (see Chapter

8 Sustainable Development)?5. Are there opportunities to use underground energy sources or windas an energy source?

6. Are there any streams or rivers (on the surface or underground in pipesor culverts) that could be made more of?




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7. Are there distinct skylines (or opportunities to create them) thatdevelopment should respect?

8. Are there any views/vistas which should be respected/created?9. What opportunities are there for the orientation of development to make

use of solar gain, solar panels or photovoltaic technology?10. Are there any pedestrian desire lines? What routes would pedestrians

like to take if they were available?11. Is there a clear point of entry to the site? Can it be defined by buildings?12. Is there a clear identifiable heart to the site that could form the

developments focal point?13. Are there other opportunities to retain and enhance native fauna and

flora on the site?

Table: Checklist Opportunities

5.3.5 The following chapters provide a more in-depth consideration of how site opportunitiescan be harnessed in the design of residential environments.




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6 Layout Principles

6.0.1 This section considers the structure of residential environments, namely thearrangement and inter-relationships between streets, houses, gardens, places for leisure and areas for car parking. It provides a set of strategic principles to be appliedto housing schemes where new streets, roads and spaces will be formed. Wherehousing development does not involve changes or additions to the structure of Watford- as is the case where infill development is proposed - this section of the Guide neednot be referred to. However, for major schemes the principles outlined in both, Section3 and the following section, need to be taken into account.

6.0.2 In assessing proposals for housing development in the borough, the Council will seekto ensure schemes:

i. are of high quality design;ii. integrate with the character of their surroundings;iii. make efficient use of land;iv. are environmentally sustainable and energy efficient;v. provide a mix of housing types and tenures, and where appropriate, uses;vi. reduce the overall need for private car journeys;vii. minimise opportunities for crime;viii. accommodate people with disabilities; and,ix. provide adequate levels of amenity and open space, andx. provide facilities for car parking and waste/recycling storage.

6.1 Response to context

6.1.1 Deciding the extent to which new development should perpetuate the form, layoutor character of a surrounding area or establish its own character is an important firststep in responding to the context. If this is overlooked, or a response is misjudged,proceeding work may be abortive.

6.1.2 Generally, the need to respond to context is greatest for small infill sites or wherelarger schemes adjoin existing development. If the context has a strong pattern andcharacter, the new scheme should take clues from the character of the existing and

seek to preserve or enhance it. If, on the other hand, the surrounding area lacksdistinctive character or the proposal site is dislocated from its surroundings (i.e. byrailway lines, roads, industrial areas), it may be preferable to establish a strong andindependent pattern of development based on the principles in this Guide.

6.1.3 In most cases the sites context, the degree of coherence or dislocation between thesite and its surroundings and the size of the site will determine the extent to whichproposals need to directly draw upon the character, layout and the form of thesurroundings.

6.1.4 In larger scale schemes it may be appropriate for developers to draw upon goodexamples of either contemporary or past development elsewhere as a means of responding to the challenges of a particular site, albeit approaches used elsewhereneed to be tempered to suit Watford.


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Landmark buildings, vistas and focal points

6.2.7 Landmark buildings or structures, vistas and focal points make it easier for peopleto orientate themselves within, and find their way around, towns, cities and new

neighbourhoods. This can be achieved by respecting existing views towardslandmarks or focal points in neighbouring development or adding new views,landmarks and focal points. Landmarks in the form of distinctive (e.g. taller) buildingshelp to emphasise the hierarchy of a place, as these are often best placed in thecentral core or at entrance points. However, other distinctive buildings, spaces or structures placed at points throughout the development, away from the central coreor nodal points, can also be useful for orientation. These could be in the form of, for instance, a building terminating the view along a street, a property jutting forward of the building line within a street, or a retained mature tree.

External image

6.2.8 The external image of the development from the surrounding area is also important. A well-defined image can be achieved by:

a strong urban edge;clear gateways into and within the development (e.g. through distinctive buildingsor pinch points); and,a coherent skyline and roofscape (taller buildings within the developmentdesigned to be seen over a wider area will aid orientation and structure theexternal view).

6.3 Creating a movement network

6.3.1 Most medium to large-scale housing developments will involve the provision of newmovement networks (streets, roads, cycle-ways or pedestrian routes) into or througha site. Such networks play a crucial role in defining the character of a newdevelopment by establishing:

a sense of place;legibility;permeability;a sense of security through natural surveillance;opportunities for walking and cycling; and,a site's "connectivity" to surrounding areas.

6.3.2 Where innovative rather than standardised approaches to the layout of movementnetworks are employed there is often greater scope to make best and efficient useof land.

6.3.3 Whilst movement networks - primarily roads - are often the main generator of thelayout of housing developments, the requirements of vehicular traffic should not be

allowed to dictate the character of a development. Movement networks need to takeinto account the needs of pedestrians and cyclists as well as the social andenvironmental needs of the occupiers of properties that border streets.


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Integration and permeability

6.3.4 Residential layouts should not be introverted dead-ends. They should beopen-ended, well-connected and permeable, thus giving residents a choice of routes

and modes of transport. In addition, well-integrated, permeable layouts enable:

more convenient and direct routes for pedestrians and cyclists;better potential for the provision of bus services through the site;more visual interest within a development;greater ease of orientation or "legibility";dispersal of traffic;greater pedestrian activity and potential for social interaction;natural surveillance; and,better long-term scope for adaptation and change.

6.3.5 The pattern of movement networks will primarily be determined by site size, accessconditions and local context. On larger sites the Council will discourage cul-de-saclayouts. A grid or distorted grid form of layout will generally better enable theachievement of a well-integrated, permeable development (see also paragraph toNatural Surveillance below).

Public transport integration

6.3.6 Larger scale development may provide a sufficient critical mass of new residents toenable the provision or re-direction of a bus service. In such circumstances the layout

of streets and location of principal nodes of activity and/or higher density housingshould be integrated with the location of bus stops.

Traffic-calming

6.3.7 In addition to seeking to discourage car use through the promotion of other forms of transportation, new residential development needs to manage traffic speeds andflows. In the past, speed restraint has usually involved the use of add-on measuressuch as speed humps and chicanes. Recent developments have used the overallarrangement of buildings and spaces to obstruct the drivers forward vision andtherefore to reduce speeds. Such techniques are described in greater detail in thepublication Manual for Streets (DCLG/DfT (2007). Such traffic calming techniquesenable the creation of less standardised housing layouts and reduce the need for unsightly traffic signage and street furniture.

Shared routes

6.3.8 Segregation between pedestrian/cycle routes and within thoroughfares should beavoided, except in circumstances where a segregated route may be more direct, or forms part of an open space/ green corridor (also see paragraph 6.47). Whereappropriate, shared surfaced streets will be encouraged as a means of reducing the

space dedicated to vehicles and increasing social space for residents (see alsoparagraph to Natural Surveillance below) .


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6.4 Creating a neighbourhood

6.4.1 A truly successful neighbourhood is created by encouraging a mixed communitycomprising people of different ages, economic status and with different lifestyles.

This can lead to a better balance of community services and facilities; can establishmore robust communities; and encourage activity throughout the day and night,improving community surveillance. To a certain extent design principles can beemployed to ensure a mixed community is created.

Mixed housing types, sizes and tenures

6.4.2 A crucial aspect of creating a successful, mixed neighbourhood is the provision of avariety of housing types, sizes, densities and tenures appropriate to local need.Family housing as well as apartments are appropriate in Watford. Special needshousing should also be provided. This enables a gre

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