Building New Homes

Building New Homes
Residential Design Guide,
Volume 1
Supplementary Planning Document Adopted November 2008
Planning for a Better Watford

0429 - 11/08
P. 1
A work programme for Watfords Local Development Framework 2005-2008
Local Development Scheme
'Building New Homes', Residential Design Guide SPD, Volume 1 Watford Borough Council
Contents
1
Introduction 1.1 Purpose, aims and objectives 1.2 Status of the Guide 1.3 Statement of community involvement 1.4 Structure of the Guide Policy Context 2.1 National planning policy 2.2 Design guidance and advice 2.3 The Development Plan 2.4 Summary Achieving Design Quality - Key Design Principles 3.1 Response to context 3.2 Character and distinctiveness 3.3 Quality buildings and spaces 3.4 Movement, access and permeability 3.5 Mixed development 3.6 Efficient use of land 3.7 Safety and security 3.8 Amenity 3.9 Continuity and enclosure 3.10 Sustainability 3.11 Inclusive design and mobility 3.12 Biodiversity The Watford Context 4.1 Residential development in Watford 4.2 Character areas 4.3 Watford Town Centre - the Historic Core 4.4 Victorian and Edwardian terraces 4.5 Late 19th and Mid 20th Century detached housing 4.6 1920s municipal housing 4.7 Inter-war semi-detached housing 4.8 1950s-1960s housing estates 4.9 Late 20th Century (1970s to mid-1990s) 4.10 Higher density: mid-1990s onwards Site and Context Appraisal 5.1 Context appraisal 5.2 Site appraisal 5.3 Checklists for context and site appraisal
4 4 4 5 6 7 7 8 9 10 13 14 14 15 15 16 16 17 18 18 18 19 19 21 21 24 26 27 29 31 32 34 36 38 40 40 42 43
Watford Borough Council 'Building New Homes', Residential Design Guide SPD, Volume 1
Contents
6
Layout Principles 6.1 Response to context 6.2 Creating character 6.3 Creating a movement network 6.4 Creating a neighbourhood 6.5 Layout and form 6.6 Density 6.7 Ownership and security 6.8 Car parking 6.9 Checklist: layout principles 6.10 Waste Storage and Recycling Building Form and Siting 7.1 Building line and setbacks 7.2 Boundaries 7.3 Building size and scale 7.4 Privacy and outlook 7.5 Daylight, sunlight and overshadowing 7.6 Residential amenity space 7.7 Flexibility and adaptability 7.8 Checklist: building form and siting Materials and architectural detailing 8.1 Checklist: materials and architecural detailing Sustainable Development 9.1 Energy conservation 9.2 Water supply and drainage 9.3 Waste storage in new housing 9.4 Checklist: sustainable development Planning Application Requirements 10.1 Compulsory submission requirements 10.2 Environmental Statements 10.3 Design and Access Statements 10.4 Additional information Bibliography Appendices Key Design Principles Master Checklist Glossary
47 47 48 49 51 51 54 54 55 57 59 61 61 62 63 64 67 69 69 70 72 73 75 75 77 78 79 80 80 81 81 82 86 90 93 96 106
10
11 12 1 2 3
Introduction 1 1 Introduction
1.1 Purpose, aims and objectives 1.1.1 This Residential Design Guide has been produced by Watford Borough Council in conjunction with Nathaniel Lichfield and Partners Ltd. to aid in the creation and preservation of high quality residential environments throughout the borough of Watford. It provides a robust set of design principles which can be applied to proposals ranging from new, individual dwellings to large-scale, mixed-use, town centre redevelopment schemes. These principles will contribute to the achievement of the local authoritys and Governments agenda to improve the quality of new development and the Councils goal of creating sustainable neighbourhoods." A separate Householder Development design guide has been prepared by the Council to provide advice on proposals involving minor extensions and alterations to existing dwellings. The guide is aimed at all stakeholders involved in the planning, design and development of new housing, in particular housebuilders and their professional advisors. It will assist architects and developers to formulate design proposals for new development; and Council officers in the provision of pre-application advice. The overall objectives of the guide are to encourage residential development which: responds to local context, where appropriate, and/or creates an identifiable character of its own; is of the highest standard in terms of the quality of architecture and the public realm; 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 development and provides a checklist of planning application requirements, including guidance on the preparation of Design and Access Statements.
1.1.2
1.1.3
1.2 Status of the Guide 1.2.1 Watford Borough Council is committed to embracing the Governments housing agenda to improve the quality of new residential development and to create sustainable communities for existing and future residents of the borough. The Watford Residential Design Guide provides clear guidance embodying this commitment. It replaces 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). The Residential Design Guide is consistent with national and regional planning guidance, 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 Supplementary Planning Document. As such, the Residential Design Guide will form a material consideration in the determination of planning applications.
1.2.2
1 Introduction
1.2.3 Over the next five years Watfords Local Development Framework (LDF) will replace the Watford District Plan 2000. Ultimately, this guide will be adopted within the LDF as a Supplementary Planning Document (SPD). PPS12: Local Development Frameworks 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 to rigorous 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 the consultation process by the consultants at the onset of the document: Saturday 3 December 2005 - Presentation and Workshop with Watford Councillors structured around CABEs Building for Life toolkit. Monday 5 December 2005 - Presentation to, and discussion with, Planning Officers and key stakeholders. Monday 5 December 2005 - Presentation and workshops with invited stakeholder groups. Approximately 300 individuals and groups were invited, and approximately 30 attended. 1.3.2 Key Issues Raised in December 2005 consultations: Councillors raised concerns about site access, parking and traffic issues, backland infill resulting in cramming and a loss of larger houses, mixed communities, rubbish storage facilities, access to quality amenity space, and pastiche versus modern architectural design. Public Consultation March 2007: A public consultation on the Residential Design Guide took place between 9th March and 19th April 2007 and was conducted by the Council. All statutory consultees and wide range of organisations, such as CABE, English Heritage, Watford Police, the Community Services and the Equalities Panel were invited to the statutory consultation. 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 the draft Sustainability Appraisal with integrated SEA (SA/ SEA) for the Residential Design Guide, also in accordance with statutory requirements. 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 design solutions, nature conservation and green spaces, the flexibility of policies for larger detached properties and the choice of building materials in new-builds. Many comments were concerned about historical facts, the choice and quality of photos and maps and spelling mistakes. Councillors were concerned about the distinction between 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 design issues in the guide and to mitigation measures in the SA/ SEA and subsequently developed local planning guidance in the LDF.
1.3.3
1.3.4
Introduction 1
1.4 Structure of the Guide 1.4.1 The Guide contains the following sections: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 1.4.2 Introduction Policy Context Achieving Design Quality The Watford Context Site and Context Appraisal Layout Principles Building Form and Siting Materials and Architectural Detailing Sustainable Development Planning Application Requirements Bibliography
Not all the sections apply to all forms of residential development. Where housing schemes involve purely infill development or development on small-scale backland sites, 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. Sections 5 to 9 of the Guide are supported by checklists. It is suggested that these are used both during the design process and as a means of structuring material to support planning applications. A bibliography is provided at the end of the guide, which includes a list of useful websites. The Guide had been prepared by Nathaniel Lichfield and Partners (NLP) as a draft document. The draft has been corrected and amended and used in statutory consultation exercises (see also paragraphs 1.3.3 to 1.3.4) by Watford Borough Council. All responses from these consultations have been considered and a final version 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.
1.4.3
1.4.4 1.4.5
2 Policy Context 2 Policy Context

2.0.1 The town planning system provides a framework of policy, established by the Town and Country Planning Act 1990 and the Planning and Compulsory Purchase Act 2004, which guides local decision making and seeks to ensure the reconciliation of competing development and conservation interests at the local level. The Acts promote a plan-led approach in which planning applications should be determined in accordance with the 'development plan covering an area unless material considerations indicate otherwise. The policy framework that guides decision making in Watford consists of the following layers: National Policy - PPGs and PPSs The current development plan for Watford comprises those policies in the Hertfordshire Structure 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). Local Guidance - Supplementary Planning Guidance (non-statutory) supports the policies established in the Local Plan and provides greater detail.
(1)
Picture 2.1 Cover of the Watford District 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 following PPGs/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
Policy Context 2
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 recent years. This highlights best practice and aims to improve urban design standards and, in particular, the design of residential development. The principles set out in these documents provide the context to this Watford Residential Design Guide. The key documents, the principles of which have been reviewed and incorporated where applicable, 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) and website Secured By Design: http://www.securedbydesign.com/ .
2 Policy Context
Picture 2.2
Picture 2.3
Picture 2.4
Picture 2.5
Picture 2.6
2.2.3
Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development is a non-statutory technical document which has been jointly commissioned by the local authorities in Hertfordshire. It should be read in conjunction with this Guide. The Design module in particular seeks to complement local design guides. Since April 2007, developers in England can choose to have new homes assessed against the Code for Sustainable Homes a new national standard for sustainable design and construction. In February 2008, the government published the Code on the 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)
2.2.3
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 Hertfordshire Structure 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 Watford Borough Council and Hertfordshire County Councils websites. The Watford District Plan 2000 will ultimately be replaced by Watfords Local Development Framework. Chapter 2 of the Plan, Vision for Watford, contains the following table, outlining the Councils commitment to achieving sustainable development.
2.3.2 2.3.3
The Council will ensure that all new developments regardless of size should play their part in seeking:
The Planning Portal published in 2008 a very useful webpage, covering the Code for Sustainable Homes, the Codes Technical Guide and related documents and links. This page is accessible through http://www.planningportal.gov.uk/england/professionals/en/1115314116927.html [web link current at 10/9/2008, subject to change.
10
Policy Context 2
to use land efficiently to minimise energy demands to reduce the need for transport movements and, where possible, incorporate technologies to limit the direct or indirect causes of green house gas emissions to 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 transport to locate in areas where single journeys can serve several functions or through appropriate mixed land use development schemes to encourage in principle development schemes which seek to incorporate renewable energy generating technologies (e.g. utilising solar energy) and efficient building design/orientation wherever possible to use renewable resources and recycled materials in construction to ensure that uses which are likely to cause pollution directly or indirectly are carefully considered in the development control process to protect existing open areas, enhance their use, provide a benefit to wildlife and appearance and, wherever possible, to provide additional spaces, particularly in association with developments that may increase recreational and open space demands ensure that open spaces are easily accessible by all people and are safe environments for play and recreation. Achieving Sustainable Development (Watford District Plan, p7)
2.3.4
Applications for planning permission should respond to all relevant planning policies in the preparation of proposals.
2.4 Summary 2.4.1 In essence, the principal aspects of national planning policy and guidance and local planning policy relevant to residential design are summarised in the table below. The RDG expands on the policies as listed below. Also, the Guide replaces the following Supplementary Planning Guidance: SPG 4 (Privacy Guidelines), SPG 5 (Private Gardens) and SPG 8 (Extensions).
Policy/Guidance Objectives PPG / PPS Local Plan Policy Guidance Document
1.
Quality Design
PPS1, PPS3, PPG15
H8, H9, U1, U2
By Design,Urban Design Compendium
2.
Character and Distinctiveness
PPS1, PPG15
U2, U3, U6, U10, U15, U17, U18
By Design, Building in Context
11
2 Policy Context
Policy/Guidance Objectives PPG / PPS Local Plan Policy Guidance Document
3.
Integration with Existing Fabric
PPS1
H8, H9, U3, U6
By Design, Urban Design Compendium, Places Streets and Movement Planning for Sustainable Development: Towards Better Practice
4.
Sustainable Development
PPS1, PPS22, PPS3, PPG13
H5, SE1, U1, U2
5.
Mix of Uses
PPS1, PPS3, PPG13
H6
Planning and Access for Disabled People
6.
Mix of Housing Type and Tenures Integration between Land Uses and Transport
PPS3
H11, H17
By Design
7.
PPS3, PPG13
H8, H12, U2
By Design, Places Streets and Movement, Planning and Access for Disabled People Planning for Sustainable Development: Towards Better Practice By Design, Places Streets and Movement, Safer Places: The Planning System and Crime Prevention By Design
8.
Best Use of Land PPS1, PPS3
H5, H12, SE1, H5
9.
Safe, Secure and PPS1 Accessible Environments
H9, U1, U4, U5
10.
Residential Amenity
PPS1, PPS3
H7, U2
12
Policy Context 2
13
3 Achieving Design Quality - Key Design Principles 3 Achieving Design Quality - Key Design Principles
3.0.1 Building on the broad planning policy objectives derived from the review of national planning guidance and local planning policy in the previous section, this section defines a set of overarching principles for the achievement of good quality residential environments. It forms the basis for the more detailed design principles set out in following chapters of this Guide. Through an appreciation of the qualities of both historic and contemporary environments, and good design practice, the principles of high quality urban design have been established and set out in a series of guidance documents, most notably the two 'By Design' documents . From a thorough review of all guidance documents, the following guiding principles for residential design in Watford have been defined.
(1)
3.0.2
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.
By Design - Urban Design in the Planning System: Towards Better Practice, Thomas Telford Publishing, DETR & CABE (2000) and By Design: Better Places to Live, a companion guide to PPG3. DTLR & CABE (2001)
14
Achieving Design Quality - Key Design Principles 3

3.1 Response to context
New housing development and changes to existing properties should be based on a thorough understanding and analysis of the characteristics of the proposal site and its surroundings.
Picture 3.1 A site analysis plan can help in identifying problems, potentials and urban key characteristics.
3.2 Character and distinctiveness
New housing development should either reinforce the character and distinctiveness of its surroundings or,where appropriate, create a distinctive environment that complements its setting. Character and distinctiveness are generally created through the definition of a coherent structure and legible hierarchy of streets, buildings and spaces.
Picture 3.2 Cassio Metro, a development with a specific character and distinctiveness.
15
3 Achieving Design Quality - Key Design Principles

3.3 Quality buildings and spaces
The quality of the detailed design,materials and craftsmanship of buildings and public spaces is crucial to the achievement of good quality residential environments.
Picture 3.3 Cassio Metro, Watford: a recent high quality development.
3.4 Movement, access and permeability Where development involves the creation of a new movement framework into or through a site, this should link in with existing routes and should not be dominated by vehicles. Walking and cycling and the use of public transport will be encouraged and should be safe and convenient. Crime prevention should be taken into account in the design of access routes by ensuring that 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.
Picture 3.4 A safe cycle path in Watford.
16

3.5 Mixed development Large-scale housing development should, where possible, provide local community, leisure and retail facilities that can form a focus for a new neighbourhood and minimise car use. Medium and large-scale residential developments should provide a mix of housing tenures, as well as dwelling types and sizes that are compatible with the sites location and the Councils housing needs.
Picture 3.5 Poundbury, Dorset: A variety of retail and community facilities are provided as part of the residential development.
3.6 Efficient use of land Consideration should be given to existing densities in the local area and the function of the site within the structure of the town. However,opportunities must be taken to make best use of land through achieving medium to high density development where appropriate. Well-considered layouts and careful design of buildings can limit the amenity effects of higher densities thus enabling more efficient use of land.
Picture 3.6 Cassio Metro, Watford: A higher density development which still provides quality amenity space.
17

3.7 Safety and security The actual and perceived sense of safety and security experience by residents within, and visitors to,a development should form a key consideration in determining the layout and mix of housing schemes. Encouraging natural surveillance and ensuring spaces are actively used will go a long way to ensure safety and security are achieved.
Picture 3.7 Harwoods Road, Watford: Doors and windows in flank walls encourage natural surveillance and safer streets.
Secured by Design (SBD) has been proved to reduce crime in areas where it has been utilised as part of the design/planning procedure. Some of the SBD key points relating to permeability/ 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 means of 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 well used; Footpaths and cycle ways should be of generous width and have a suitable landscape setting to avoid creating narrow corridors which could be perceived as 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 secure boundary fence and the footpaths margins, with planting designed so as to discourage intruders; and Parking should be within the curtilages or, where not possible, in a very visible and controlled location Crime prevention should be taken into account in the design of access routes by ensuring that 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.
18

3.8 Amenity All forms of residential development need to take into account potential impacts on the amenity of neighbouring property occupiers in terms of effects on levels of natural light, privacy and sense of enclosure. For larger-scale development, the amenity of future occupiers needs to be adequately addressed both in terms of natural light and privacy, and in respect of the provision of adequate outdoor amenity space. 3.9 Continuity and enclosure Residential development should create clear distinction between public and private space, and between building fronts and backs. The continuation of existing building frontage lines should be respected and principal entrances should address the street.
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.
Picture 3.8 Cassio Metro, Watford: Recent development with high quality amenity.
3.10 Sustainability The minimisation of energy use in the construction, use and lifespan of housing developments should be a consideration at the design stage. Buildings should be built to last and be adaptable over time.
Picture 3.10 Bedzad, Sutton: An environmentally-friendly, energy-efficient mixed use development
19

3.11 Inclusive design and mobility Inclusive Design is a way of designing products and environments so that they are usable and 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 building and design, that means e.g. to incorporate the need for Lifetime Homes or wheelchair accessible housing in mainstream provision. Inclusive Mobility provides the standards and guidance for the external built environment, so that they are usable by everyone regardless of disability, age or circumstances.
(2)
PPS1 places inclusive design as a key element in the policies for achieving sustainable development; and Section 42 of the Planning and Compulsory Purchase Act 2004 provides the 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 (In the case of dwelling houses 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 will include for example:
(3)
1. 2. 3. 4.
the location of the building on the plot; the gradient of the plot; the relationship of adjoining buildings; 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 good design. Guidance is available from the internet, respectively the Best Practice in building and design from Part M of the Building Regulation, the Lifetime Homes standards (see also criteria HEA 4 in the Code for Sustainable Homes) and Wheelchair Accessible Homes and other guidance available from a number of organisations. In some cases professional advice might be required. Liaise with the relevant organisations and statutory authorities as early as possible, and be prepared to amend concept designs as necessary (see also Appendix 4 in the volume 2 of the RDG 'Extending Your Home').
3.12 Biodiversity PPS9 on Biodiversity and Geological Conservation and Watfords draft Biodiversity Action Plan highlight nature conservation issues. In consideration to extension and auxiliary building(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 be considered. In Watford Borough Council and neighbouring councils in particular Great Crested
2 The Department for transport published a number of documents on disability, inclusive design and inclusive mobility such as Inclusive Mobility: A guide to best practice on access transport infrastructure', Department for Transport (2002): http://www.dft.gov.uk/ transportforyou/access/tipws/ inclusivemobility Available under http://www.equalityhumanrights.com/ Documents/Disability/Services/ Access%20Statements.doc. Widely used guidance 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 Building Regulations set out the minimum requirements for accessibility that all new homes are statutorily obliged to meet and shows possible design solutions to meet those
20

Newts, several species of bats, Swifts, Sloworms and Grass Snakes have been found in back gardens. In some occasions, ecological surveys and suitable mitigation measure will be necessary, such as e.g. the use of swift-bricks in the (re)build of extensions and auxiliary buildings in back gardens. For local biodiversity enquiries the Watford Nature Conservation & Development Officer can be contacted in the Leisure and Community Service in Watford Borough Council.
21
4 The Watford Context 4 The Watford Context

4.0.1 An understanding of a sites context is crucial to ensure that new development is compatible with, or enhances, the character of Watford. Appropriate design solutions often stem from an analysis of the area within which development is proposed. This section identifies a number of areas within Watford which share common characteristics e.g. land use, density of development, scale and style of buildings, materials, period of development and influence of vegetation and open spaces. Nearly all residential areas in Watford have similarities with one of the character types outlined: these should be the starting point in analysing the context of an area. Some characteristics that commonly detract from the character of an area have also been identified. These need to be avoided in future development. Whilst this section specifically looks at Watford, the following section provides guidance on analysing the site characteristics and context generally.
4.0.2 4.0.3
4.1 Residential development in Watford 4.1.1 The oldest buildings in Watford, which date from the middle ages, are located along the High Street and around St Marys Church. They include the church itself and a number of timber-framed buildings which once formed Watfords medieval core. 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 Bedford Street] was developed soon after the first of the railway stations opened on St Albans Road. Watford Junction Station opened on its current site in 1858, and brought with it the development of the Sutton/Sotheron/Estcourt Road area. Further expansion adjacent to these areas,such as Callowland and West Watford, followed in the late 19th and early 20th Century. These areas are characterised by a variety of terraced housing that, although of consistent character, varies widely in detailed design. 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 is a lot of similarity between interwar 1930s and post-war 1950s housing, the reason for this might lay in the fact that the original concept was set out in the 1920s to 1930s. The Cassiobury estate comprises all roads between Hempstead Road and the North-East of Cassiobury Park and Sports Grounds, mostly built between mid-1920s and 1950s. It comprises a mixture of medium to large semi-detached and detached 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's land. Land sales for every single house specify individual plot widths and styles, building lines, boundary treatments, spaces, all building materials and roof styles, and all plots conform to this pattern with spaces and set-backs and, or, delineation by single storey garages. Hence the term "Cassiobury style" and the strong sense of place.
4.1.2
4.1.3
4.1.4
22
The Watford Context 4

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 4.1 Watford 1862
Picture 4.2 Residential Expansion of Watford by 1902
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 the northern half of Watford around the North Western Avenue and the North Orbital Road. Further parts of Cassiobury were also completed at this time. During the 1950s a period of public housing construction took place at Meriden and Woodside to the north and Holywell to the south. 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 and the Charter Place shopping centre. The construction of the Harlequin shopping centre and redevelopment of Clarendon Road 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 in town centre locations.
4.1.7 4.1.8
4.1.9
23
4 The Watford Context
Picture 4.3 Expansion of Watford by 1920 Pictures 4.1 to 4.4 showing the expansion of Watford
Picture 4.4 Watford by 1938
24

4.2 Character areas 4.2.1 As a result of its evolution, Watford contains a wide variety of residential areas reflecting generally typical housing types and layouts that can be found in many English towns and cities. Key character types that occur throughout the borough have been identified. These are: 1. 2. 3. 4. 5. 6. 7. 8. 4.2.2 4.2.3 Watford Town Centre- the Historic Core Victorian/Edwardian terraces Late 19th Century and Mid 20th Century detached housing 1920s municipal housing Inter-war semi-detached housing 1950s-1960s housing estates Late 20th Century (1970s to mid 1990s) Higher density: mid 1990s onwards
The Residential Character Areas map on the next page gives indicative information on the location of character areas in Watford Borough Council. There could be some overlapping of referenced building periods, as this map is more about the character (building style) of a residential area, than about the time houses were actually built.
25

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.
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
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
4 A-D (light blue): 1920s Municipal Housing
26

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. It consists 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 in front of the Harlequin entrance, at the junction New Street/King Street, all with streets and alleyways joining it. Commercial uses dominate the area. Lower High Street has been completely altered during the latter half of the 20th Century. Previously of traditional high street appearance - one long main street lined on both sides by small scale premises - it is now a part of the ring road and gyratory system and is dominated by retail premises and car sales forecourts. Some built elements of the original street remain. There is some recent/new residential development around the ring road which essentially forms part of the Town Centre. Areas: 1A High Street 1B The Parade 1C Lower High Street
4.3.2
4.3.3 4.3.4
Key Characteristics Period Heights Density Block size/ structure Buildings of various ages from medieval to 20th Century. Buildings of varying heights. Taller buildings in town centre. High residential densities. Basic historic street layout remains. Footprints of 20th Century buildings (particularly the Harlequin Centre) fill entire blocks. The historic grain of the area is at risk of being lost. Vary greatly from 6m x 35m to 180m x 330m.
Plot sizes
27
Key Characteristics Streetscene Building lines/setbacks Front boundaries Roof forms Windows Materials Car parking 4.3.6 Detractors: Ring road YMCA and Charter Place Multi-storey car parks. Typical town centre. The Parade/High Street has a relatively consistent building line. Lower High Street has a very fragmented building line. Frontages to pavement edge. Varied. Varied. Varied. Public and multi-storey.
4.4 Victorian and Edwardian terraces
Picture 4.7 West Watford.Typical Victorian street pattern. Scale 1:10,000.
. 4.4.1 Watford contains large areas of Victorian/Edwardian terraced housing. These have typical street layouts that are evident across the country and are characterised by blocks of small-scale terraced housing, and some semi-detached housing, laid out on a grid street pattern with rear gardens or yards backing onto each other. Many have alleyways which lead to the rear gardens. Property plots are small and well-defined. A mix of uses including small industrial units, corner shops, public houses and churches are a feature of these areas especially in the older Victorian area of Sutton/Sotheron/Estcourt Road. Areas:
4.4.2
28

2A Nascot Street/Nascot Road with most parts of Nascot Conservation Area (Late Victorian/Edwardian) and Westland Road east of St Albans Road 2B Sutton/Estcourt/Gladstone Road area including Estcourt Conservation Area(1860s) 2C Callowland (1860s onwards) 2D West Watford (late 19th and early 20th Century) 2E Capel Road/Paddock Road/Villiers Road/Pinner Road/Grover Road/Heath Road area (1850s/60s) 2F Around Wiggenhall Road and Watfords Fields (late 19th and early 20th Century).
Characteristics Period Heights Density Block size/ structure Plot sizes Streetscene Building lines/setbacks Front boundaries Roof forms Windows Materials Late 19th to early 20th Century. Predominantly two storeys. c.80-100 dwellings per hectare. Grid street pattern. Blocks typically long and thin c.300m x 75m. Typically 4-5m x 25m. 1m gap between terraces or unbroken terrace along length of street. Urban streetscene. Strong sense of enclosure. Limited street trees. Some boundary hedges. Strong and consistent building lines. Set at back of pavement or behind small front gardens. 0.5-1m high wall or low hedge. Pitches roof with chimney. Bay windows at ground floor level. Vertical proportions typical of the period. Originally timber sash. Yellow stock or red brick. Pebbledash, render, and painted brick later introductions. Decorative terracotta detailing. Clay or slate roof tiling. On-street parking. Small front gardens of 0-3m with limited planting. Rear gardens 15m-20m deep.
Car parking Gardens
4.4.3
Detractors: Loss of architectural detailing through replacement windows, doors, tiles and brickwork.
29

Poorly designed dormer windows and rooflights added. Porches and front extensions either inappropriate or out of character with the street.
4.5 Late 19th and Mid 20th Century detached housing
Picture 4.8 Langley Road. Typical late 19th and mid 20th Century detached development 1:10,000
4.5.1
These residential areas are characterised by largely detached houses mixed with some semi-detached houses, forming suburban boulevards such as Hempstead Road and Langley Road, and consisting of a mixture of ages from late Victorian to Inter-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 Langley Way, are later examples of detached villas. A wide variety of architectural styles is a feature of these areas. 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 part of 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).
4.5.2
Key Characteristics Period Heights Density Block size/ structure Late Victorian and mid 20th Century Villas. Predominantly two or three storeys. Densities range from 8-12 dwellings per hectare. Irregular block structure. Loose urban grain.
30
Key Characteristics Plot sizes Large plots typically 15m x 70m. Buildings generally situated in centre of plot away from plot boundaries. Gaps between dwellings predominantly 1-3m. Suburban boulevards. Streets often tree-lined, some with grass verges. Buildings are set back from the front boundary but generally maintain consistent building line. Low boundary walls and hedges to front gardens. Varied rooflines and profiles. Bay windows a prominent feature of later buildings. Materials include red brick, render, clay tiling. Brick banding and terracotta detailing a feature. Applied mock-tudor style timbering to upper floors. Plots large enough to accommodate off-street parking. Later houses often built with integral garages. Large front gardens 10m-20m deep. Large rear gardens 30m-80m deep with mature landscape features.
Streetscene Building lines/setbacks Front boundaries Roof forms Windows Materials
Car parking 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.
31

4.6 1920s municipal housing
Picture 4.9 Harebreake Estate. Example of a street layout for a 1920s municipal housing estate. Scale 1:10,000.
4.6.1
Housebuilding accelerated in the years following the First World War to provide new municipal homes fit for heroes. The layouts of such development and the design of dwellings followed the principles established by the Garden City movement, albeit often in a much simplified form. The Harebreaks estate is a typical example. It comprises a main axis, The Harebreaks, forming a long tree-lined vista with crescents and greens or squares leading from it. The estates are predominantly residential. They contain a mix of semi-detached housing, short terraces and two windowed flat fronted and larger semis. Although there are a wide variety of house types there is a high degree of unity to the streetscene. Areas: 4A Harebreaks 4B Rose Gardens/Willow Lane 4C Sydney Road (including industrial estate to the south) 4D Riverside Road
4.6.2
4.6.3
Key Characteristics Period Heights Density Block size/ structure Plot sizes Streetscene 1920s. Predominantly two storeys. 15-25 dwellings per hectare. Dwellings set in larger plots of land in comparison to earlier development. Block size typically 200m x 150m. Typically 9m x 30m Wide streets with grass verges some tree lined. Open spaces, front gardens, squares, trees, hedges an important feature of the area.
32
Key Characteristics Building lines/setbacks Generally consistent building line, although variation in setbacks follows a set pattern in places. Poor definition of space due to setbacks. Originally low hedges c.0.5-1m Consistent roof pitches with chimneys. Originally metal framed (Crittall) windows (although now largely replaced). Plain red brick, rendered, painted brick or pebbledash with plain tiled roofs. On-street parking and originally no in-curtilage parking, however, front gardens now being turned into parking spaces. Front gardens typically 6m deep. Rear gardens typically 15m-25m deep.
Front boundaries Roof forms Windows Materials Car parking 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. Typical street pattern of inter-war development. Scale 1:10,000.
33

4.7.1 Inter-war semi-detached housing is also a prominent housing type in Watford. The housing is fairly consistent in terms of materials and styles and is typical of housing built across the country at this time. The Cassiobury Estate, whilst built at the same time 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. 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 the east) 5D Harford Drive/parts of Woodland Drive/Orchard Drive (1930s part of Cassiobury Estate); 5E Westlea/Eastlea Avenue/Garston Lane/Gaddesden Crescent and First to Fifth Avenues 5F Holland Gardens/Spring Gardens/Purbrock Avenue (including industrial units to the south east) 5G The Ridgeway/Ridge Lane 5H Watford Heath/Wilcot Avenue/Talbot Avenue 5I Cedar Road/Kingsfield Road (dominated by inter-war housing with pockets of late Victorian/Edwardian development) 5J King Georges Avenue 5K Nasot Wood Road (1950s/1960s) 5L Leavesden Green
4.7.2
Key Characteristics Period Heights Density Block size/ structure 1920-1930s Predominantly two storeys. Some bungalows. Typically 20-30 dwellings per hectare. Regular pattern of blocks varying in size (450m x 80m). Generally larger block sub-division than Victorian/Edwardian development. Typically 8m x 40m. Gaps between buildings of 4m-5m Roads often wide and tree-lined. Consistent regular building lines and boundary treatments. Boundaries to front gardens are traditionally low walls with hedges/ planting behind.
Plot sizes Streetscene Building lines/setbacks Front boundaries
34
Key Characteristics Roof forms Windows Materials Typically pitched roofs, with hips and gables. Double height symmetrical bay windows a common feature. Red brick. Gabled and timbered front or pebbled dashed fronts are common. Brown plain or clay roofing tiles. Bay windows are often tile-hung below the upper windows. Limited off-street parking though front gardens are now turned over to hardstanding. Large front gardens 6m-10mdeep. Long rear gardens 20m-30m.
Car parking 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 in terms of size, roof pitch, materials, scale of windows and doors and details. 4.8 1950s-1960s housing estates
Picture 4.11 Meriden. Typical street pattern of a 1950s-1960s housing estate. Scale 1:10,000.
4.8.1
These are estates of varying sizes including some infill development. They comprise a 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 properties are predominantly two-storey. Generally the dwellings are plain with some simple detailing such as cantilevered flat porch roofs, small balconies, or protruding lower storey pitched roofs. The traditional layout of these estates was established in the 1930s and used consistently through to the 1960s. The larger estates were often built around major road junctions. Areas:
4.8.2
35

6A Holywell housing estate (1950/60s) (including an industrial estate to the west of the area) 6B Croxley view (1960s) 6C Meriden Estate (1957-1967) 6D Garston Park Estate (1950s/1960s) 6E Hemmingway / Goodrich Close (1950s/1960s)
Key Characteristics Period Heights Density Block size/ structure 1950s-1960s. Predominantly two storeys but some four storey blocks, tower blocks (Meriden Estate) and bungalows (Kytes Estate). Generally 30 dwellings per hectare. Layout generally through routes. Street blocks of varying sizes 140m x 170m. Loose urban grain created by large front gardens and green open space. Larger building to plot ratio than Victorian/Edwardian development - longer rear gardens. Variety of spacing between buildings c.5m -10m. Often generous street widths with landscaping elements generous roadside verges and communal greens. Generally continuous building lines - some variation introduced through repeated pattern of setbacks. Privet hedges and low walls a boundary feature - being replaced by fences. Pitched roofs and chimneys a feature. Mix of timber, metal and UPVC. Materials include red and yellow brick, some timber cladding or white render on upper storey, clay tiled roofs. Little off-street parking provided. Front gardens 5m-10m deep. Rear gardens 20m-25m deep.
Plot sizes
Streetscene Building lines/setbacks Front boundaries Roof forms Windows Materials Car parking 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 in terms 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 the street.
36
4.9 Late 20th Century (1970s to mid-1990s)
Picture 4.12 Scammell Typical late 20th Century housing layout 1:10,000
4.9.1
Late 20th century housing development encompasses a variety of housing types and styles such as, larger scale blocks of flats, townhouses and smaller terraced housing. Some common characteristics include: off-street parking provision, cul-de-sac layouts, taller buildings and use of standard building designs. Often developments are of a poor layout with inconsistent building lines, fronts of dwellings that do not always address the street, lack of enclosure, poor legibility, poor permeability, and left over space with a lack of apparent function. Areas: 7A Scammell/Hodges Way 7B Orbital 7C Monica Close/Octavia Close 7D Pinewood Close 7E Fairlawns 7F North east of North Orbital Road.
4.9.2
Key Characteristics Period Heights Density Block size/ structure Plot sizes 1970s-90s. Varying heights from two storey terraces to higher blocks of flats of 4-5 storeys. 40-60 dwellings per hectare. Use of cul-de-sacs creating poor pedestrian permeability. Variation in plot sizes. Large plots for blocks of flats set in landscaped grounds 60m x 180m. Smaller plots for semi-detached and terraced housing 7m x 30m.
37
Key Characteristics Streetscene Poor quality paving and street furniture. Varied landscape treatment. Typically large areas of landscaping with no identifiable function.
Building lines/setbacks Mix of continuous and fragmented building lines Front boundaries Roof forms Windows Materials Car parking Poor definition between public and private space. Typically no front boundary. Predominantly pitched roofs (no chimneys); some flat roofs to blocks of flats. Varied design and proportions. Predominantly lower quality materials used including red and buff brick and clay roof tiles. Limited architectural decoration Parking often dominates the environment. Integral garages, parking forecourts and separate areas of garaging a common feature. Poor differentiation between public and private spaces. Front gardens 5m-6m deep. Provision of private rear gardens 15m-20m deep 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).
38

4.10 Higher density: mid-1990s onwards
Picture 4.13 Cassio Metro, Watford. Example of layout from a mid-1990s development. Scale approx. 1:10,000.
4.10.1 Housing development from around 1995 onwards tends to be higher density and often utilises sites within existing built up areas. Developments consist of a mixture of large scale blocks of flats, townhouses and small scale terraced housing. A mix of uses is also a feature. Generally recent development has attempted to pay more regard to local context and character, with more imaginative design solutions including reducing the dominance of roads and parking. A feature of recent redevelopment in Watford has been the conversion of, and development within, the grounds of existing buildings. The Reeds is a good example of this approach. 4.10.2 Areas: 8A Cassio Metro 8B Old Sun Printers Redevelopment 8C The Reeds (industrial development to the south) 8D Woodgate Mews 8E Beechfield Court
Key Characteristics Period Heights Density Block size/ structure Plot sizes Streetscene 1995-2006. From two to seven storeys. Higher densities. 50-120 dwellings per hectare. Street blocks forming grid pattern. Varied block sizes. Varied plots sizes. Plots containing flats 20m x 60m. Plots containing terraces 5mx20m. Landscaped streets and spaces. Generally street trees a feature. Good quality paving and street furniture. Stand-alone, single storey bin and cycle storage units are also a feature. Well-defined building lines.
Building lines/setbacks
39
Key Characteristics Front boundaries Roof forms Windows Materials Generally well-defined public and private spaces. Varied rooflines and profiles. Varied window treatment and proportions. Red and buff brick, render, grey metal, slate tiles. Materials generally used to create a unifying element. Some detailing in brickwork, use of different coloured brick, terracotta tile panels that reflect local detailing. Off-street parking provided through garages, courtyard parking and underground parking. Small front gardens 2m-3m. Provision of private rear gardens 15m-20m deep and communal gardens of varying sizes. Cohesive landscaping in both shared and private amenity space.
Car parking Gardens
4.10.3 Detractors: Use of poor quality materials and building techniques. Poor design of interface areas including servicing, rainwater goods, rubbish and recycling facilities. Lack of pepper potting of housing tenures (social housing concentrated together).
40
Site and Context Appraisal 5 5 Site and Context Appraisal

5.0.1 A key aspect of achieving good quality design is through gaining a thorough understanding of both the development site and its wider context. The context of a proposal site is the character and setting within which that site exists: its natural and human history; settlement forms; location; forms of buildings and spaces; ecology and archaeology; and vehicular and pedestrian routes through it. The people living on or near the site, and the way their communities are organised are also important considerations. To successfully integrate new development within an established area particular regard needs to be paid to existing communities, townscape and landscape in terms of: i. ii. iii. iv. v. vi. vii. viii. ix. x. xi. xii. xiii. xiv. Existing local facilities and community infrastructure; Key pedestrian and cycle routes and linkages; Existing street networks; Public transport facilities; Topography of the site and local area; Natural features of the site and local area; Built heritage assets within the site or in the local area; Surrounding land uses; Prevailing building heights; Existing key frontages; and, Landmark buildings, key views and vistas, Have the guidelines of Secured By Design been taken into account? Have the principles of Inclusive Design and Mobility been taken into account? 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 a home in its life cycle; see also criteria Hea 4 in the Code for Sustainable Homes)?
5.0.2
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 building on local identity rather than creating anywhere places, i.e. environments within which there is no indication of belonging to an identifiable place. Understanding context will ensure a development integrates successfully with its surroundings, thus enhancing or preserving local character. In some cases, positive aspects of local character and identity may not be especially evident 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 creating a distinctive place in its own right.
5.0.4
5.1 Context appraisal 5.1.1 Context appraisal looks beyond a sites boundaries to ensure that positive features of an existing place are used to inform the design process. Positive features could be taken from surrounding streets, from a wider neighbourhood, from a town-wide
41
5 Site and Context Appraisal

scale or a county scale and could include: building traditions and materials; landscape structure; urban structure; and, existing built heritage. The table below summarises those aspects of the wider context that, if applicable, need to be considered when formulating development proposals. Considerations in a Context Appraisal Natural Environment 1. 2. The geography and history of a place and how it has developed over time (county or town-wide scale). The topography, ecology, geology, existing landscape structure, micro climate, water features and proximity to rivers (county and town-wide scale). Important landscape views into, within and out of the site.
3. Built Environment 1. 2. 3.
Ages of surrounding buildings. Settings of historic buildings and conservation areas. The "pattern" - urban structure and grain of existing neighbouring development including block size and shape, street patterns and widths - 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 adjoining buildings. 8. The local vernacular - materials, textures, finishes, colours and detailing 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. 1. 2. 3. 1. 2. 3. 4. Mixture and distribution of uses/active frontages. Existing community provision in the area. The social dynamics and socio-economic profile of the area. Connectivity and integration with neighbouring developments. Existing access points. Linkages to surroundings including pedestrian, cycling, public transport and private vehicle accessibility. Street and road hierarchy.
Activity/ Uses
Movement
Table: Context Appraisal Considerations
42
Site and Context Appraisal 5

. 5.2 Site appraisal 5.2.1 In addition to the consideration of the wider context, it is important to consider site specific issues and features which will inform an appropriate design solution. The site may have a former use, or historical connection, that could be reflected in the design 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 development capitalises on views/aspect and sunlight availability. Ensuring site specific issues are 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 be considered:
Considerations in a Site Appraisal Natural Environment 1. 2. 3. 4. 5. 6. Built Environment 1. 2. 3. 4. 5. 6. Activity/ Uses 1. 2. 1. 2. 3. 4. 1. 2. An analysis of the visual and physical character of the site and its visual and physical relationship to its landscape context. Slopes, wind shelter and overshadowing. Trees: spread, height and condition. Hedges and boundary features. Wildlife habitats. Water courses/features. An analysis of the visual and physical character of the site and its visual and physical relationship to its townscape context. The creation of new views and juxtapositions which add to the variety and interest of the setting. Existing buildings and structures on and adjacent to the site. Solar gain and natural light availability. Character and features of buildings to be retained. Boundary features. Current use of the site. Use to be retained or enhanced. Access points to the site. Rights of way within the site. Existing and potential nodal points within or near the site. Existing parking arrangements. Relationship to neighbours. Privacy/daylight/sunlight/overshadowing/overbearing.
Movement
Amenity
43

Functional/ Services 1.
Table: Considerations in a Site Appraisal
Wayleaves and easement strips that cannot be built upon.
5.3 Checklists for context and site appraisal 5.3.1 An application for planning permission will be required to demonstrate that a detailed analysis of a sites existing context - both, site and surroundings - have informed the design of the proposed development. The following checklists can be used to structure a site and wider context appraisal as part of a Design and Access Statement. Clearly not all of the following questions will be applicable to a particular site.
Checklist for the Context Appraisal Natural Environment 1. 2. 3. 4. 5. What sort of landscape does the area have? What are the levels/slopes? How did it develop? What sort of climate does the area have? Is a micro climate formed by the topography or neighbouring structures? What is the ecology (flora and fauna) of the area? Where is there water and how does it move (including rivers, streams, lakes, ponds and swampy or floodable ground)? Are there culverted or covered watercourses that could be opened up and renaturated?
Built Environment
1. 2.
What is the history of the area? How has the area developed? What are the ages of surrounding buildings and structures? Are there any listed buildings? Are there any conservation areas neighbouring the site? 3. What buildings/materials are used traditionally in the area, and which materials 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 and widths? 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 properties predominantly detached, semi-detached or terraced? 10. Are building lines of neighbouring properties continuous? Are there gaps between properties or irregular setbacks? 11. What distinctive colours and textures are found on buildings, structures and surfaces in the area?
44

Checklist for the Context Appraisal 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 as windows, doors, cornices, string courses, bargeboards, porches, roofs and chimneys? Activity/ Uses 1. 2. 3. Is there a mix of uses in the area? How are the uses distributed? What is distinctive about the way local people live and have lived here in the past? What aspects of local history may be relevant to future development (local events/festivals, local place names, information from the census)? Are there any community facilities such as parks in the area? Where are they? What public transport routes and stops serve the area? What is the areas road hierarchy? What current proposals for roads, right of ways or public transport might be relevant to future development?
4.
Movement
1. 2. 3.
Checklist for the Context Appraisal
Checklist for the Site Appraisal Natural Environment 1. 2. 3. 4. 5. 6. 7. 8. Built Environment 1. 2. 3. 4. What is the shape of the site? Which way does the site slope or face in relation to the sun? What is the micro climate of the site? Are there wind funnels/frost pockets/damp hollows? What are the prevailing winds in summer and winter? What living things (flora and fauna) are to be found on the site? What do they depend on? Should they be conserved? What trees and hedgerows are to be found on the site (location, species, condition, size, tree preservation orders)? What are the boundary features of the site? Is the site liable to flooding? What is the sites development history? Does the site need to be investigated (through records or by excavation) for possible archaeological value? Is the site contaminated? Are there any wayleaves or easement strips that cannot be built upon?
45

Checklist for the Site Appraisal 5. Are there existing buildings and structures on the site? Are they positive features? Should they be retained? What are their characteristics? What buildings and structures within the site can be seen from local or strategic points in the surrounding area? Should these views be protected? Are there existing or potential gateways to the site? What, if any, are the existing and potential means of getting to and around the site for vehicles (bicycles, cars and service vehicles) and pedestrians (including those with restricted mobility)? What are the access points to the site? Are there existing rights of way through the site? Are there existing or potential nodal points within or near the site? What is the relationship of neighbouring buildings to the site? Do neighbouring properties overlook the site? Are levels of natural light to neighbouring properties likely to be affected by development on the site? Will there be any impacts such as noise from neighbouring uses?
6.
7. Movement 1.
2. 3. 4. Neighbouring Amenity 1. 2. 3.
Checklist for the Site Appraisal
5.3.4
Consideration of the questions outlined in the checklists above will help define those constraints that will limit the potential development of the site and the opportunities that 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 provide shelter, give spaces a sense of enclosure, soften or screen unattractive buildings and other structures, provide seasonal variety and attract wildlife? What opportunities are there for development to exploit the sites topography/levels? Are there places where green corridors (for people and/or wildlife) could be created along natural features or roads, rivers and canals? Are there any opportunities to reduce water run-off and flood risk? How can Sustainable Drainage Systems (SuDS) be introduced (see Chapter 8 Sustainable Development)? Are there opportunities to use underground energy sources or wind as an energy source? Are there any streams or rivers (on the surface or underground in pipes or culverts) that could be made more of?
2. 3. 4.
5. 6.
46

7. 8. 9. 10. 11. 12. 13. Are there distinct skylines (or opportunities to create them) that development should respect? Are there any views/vistas which should be respected/created? What opportunities are there for the orientation of development to make use of solar gain, solar panels or photovoltaic technology? Are there any pedestrian desire lines? What routes would pedestrians like to take if they were available? Is there a clear point of entry to the site? Can it be defined by buildings? Is there a clear identifiable heart to the site that could form the developments focal point? 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 opportunities can be harnessed in the design of residential environments.
47
6 Layout Principles 6 Layout Principles

6.0.1 This section considers the structure of residential environments, namely the arrangement and inter-relationships between streets, houses, gardens, places for leisure and areas for car parking. It provides a set of strategic principles to be applied to housing schemes where new streets, roads and spaces will be formed. Where housing 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 need not be referred to. However, for major schemes the principles outlined in both, Section 3 and the following section, need to be taken into account. In assessing proposals for housing development in the borough, the Council will seek to ensure schemes: i. ii. iii. iv. v. vi. vii. viii. ix. x. are of high quality design; integrate with the character of their surroundings; make efficient use of land; are environmentally sustainable and energy efficient; provide a mix of housing types and tenures, and where appropriate, uses; reduce the overall need for private car journeys; minimise opportunities for crime; accommodate people with disabilities; and, provide adequate levels of amenity and open space, and provide facilities for car parking and waste/recycling storage.
6.0.2
6.1 Response to context 6.1.1 Deciding the extent to which new development should perpetuate the form, layout or character of a surrounding area or establish its own character is an important first step in responding to the context. If this is overlooked, or a response is misjudged, proceeding work may be abortive. Generally, the need to respond to context is greatest for small infill sites or where larger schemes adjoin existing development. If the context has a strong pattern and character, 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 lacks distinctive character or the proposal site is dislocated from its surroundings (i.e. by railway lines, roads, industrial areas), it may be preferable to establish a strong and independent pattern of development based on the principles in this Guide. In most cases the sites context, the degree of coherence or dislocation between the site and its surroundings and the size of the site will determine the extent to which proposals need to directly draw upon the character, layout and the form of the surroundings. In larger scale schemes it may be appropriate for developers to draw upon good examples of either contemporary or past development elsewhere as a means of responding to the challenges of a particular site, albeit approaches used elsewhere need to be tempered to suit Watford.
6.1.2
6.1.3
6.1.4
48
Layout Principles 6
6.2 Creating character 6.2.1 As noted above, for medium to large-scale developments there may be opportunities to build upon the characteristics of a sites context to create a new identity or sense of place. The following provide a set of potential aspects of layout design that can create character, interest and place.
The core 6.2.2 A layout will often benefit from a central focus that forms the core or heart of the development. Such an area may take the form of a square or garden and be associated with community uses (such as e.g. a school or community hall), shops, a public house and/or a bus stop. This focal point could form the most suitable location for higher residential densities. The core should be connected to the primary movement network and should be capable of allowing residents to congregate.
Nodal points 6.2.3 In addition to a central core, a number of nodal points can be introduced. These may be urban spaces formed at junctions between routes. Key buildings or groups of buildings, higher residential densities, or a non-residential use such as a convenience shop or pub, could delineate nodal points.
Character zones 6.2.4 Through the use of different types of space, housing types, building forms or materials, a variation in character between different parts of a development can be achieved in large-scale residential schemes. Existing attributes of an area can be built upon, or new themes added, to establish varied character within the overall development. Establishing areas of distinctive character can reinforce local identity or raise the profile of a particular place.
Edges 6.2.5 New development often creates edges, for instance, where new buildings adjoin countryside, major roads or areas of open space, or where two character zones meet. If edges are treated sensitively, imaginatively and pay regard to the detailed guidance set out in the following paragraphs they will contribute positively to the character and quality of new residential development.
Urban grain 6.2.6 Where positive (as defined by the objectives of urban design set out in By Design ) and appropriate built fabric already exists, surrounding a new development, this should determine the urban grain of a proposal. Urban grain refers to the structure of a new development including, block size and shape, street patterns and widths, and the layout of buildings and spaces. If the neighbouring development is not of high quality, the principles for layout and form set out below should be employed.
(1)
DETR & CABE (2001) Better places to live: By design, London, Thomas Telford Publishing.
49
6 Layout Principles
Landmark buildings, vistas and focal points 6.2.7 Landmark buildings or structures, vistas and focal points make it easier for people to orientate themselves within, and find their way around, towns, cities and new neighbourhoods. This can be achieved by respecting existing views towards landmarks or focal points in neighbouring development or adding new views, landmarks and focal points. Landmarks in the form of distinctive (e.g. taller) buildings help to emphasise the hierarchy of a place, as these are often best placed in the central core or at entrance points. However, other distinctive buildings, spaces or structures placed at points throughout the development, away from the central core or 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 buildings or pinch points); and, a coherent skyline and roofscape (taller buildings within the development designed to be seen over a wider area will aid orientation and structure the external view). 6.3 Creating a movement network 6.3.1 Most medium to large-scale housing developments will involve the provision of new movement networks (streets, roads, cycle-ways or pedestrian routes) into or through a site. Such networks play a crucial role in defining the character of a new development 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 movement networks are employed there is often greater scope to make best and efficient use of land. Whilst movement networks - primarily roads - are often the main generator of the layout of housing developments, the requirements of vehicular traffic should not be allowed to dictate the character of a development. Movement networks need to take into account the needs of pedestrians and cyclists as well as the social and environmental needs of the occupiers of properties that border streets.
6.3.3
50
Layout Principles 6
Integration and permeability 6.3.4 Residential layouts should not be introverted dead-ends. They should be open-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, access conditions and local context. On larger sites the Council will discourage cul-de-sac layouts. A grid or distorted grid form of layout will generally better enable the achievement of a well-integrated, permeable development (see also paragraph to Natural Surveillance below).
Public transport integration 6.3.6 Larger scale development may provide a sufficient critical mass of new residents to enable 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 housing should 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 and flows. In the past, speed restraint has usually involved the use of add-on measures such as speed humps and chicanes. Recent developments have used the overall arrangement of buildings and spaces to obstruct the drivers forward vision and therefore to reduce speeds. Such techniques are described in greater detail in the publication Manual for Streets (DCLG/DfT (2007). Such traffic calming techniques enable 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 be avoided, 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). Where appropriate, shared surfaced streets will be encouraged as a means of reducing the space dedicated to vehicles and increasing social space for residents (see also paragraph to Natural Surveillance below) .
51
6 Layout Principles
6.4 Creating a neighbourhood 6.4.1 A truly successful neighbourhood is created by encouraging a mixed community comprising people of different ages, economic status and with different lifestyles. This can lead to a better balance of community services and facilities; can establish more robust communities; and encourage activity throughout the day and night, improving community surveillance. To a certain extent design principles can be employed 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 a variety of housing types, sizes, densities and tenures appropriate to local need. Family housing as well as apartments are appropriate in Watford. Special needs housing should also be provided. This enables a greater diversity of building forms and scales to be employed. For example, apartments can add scale to local centres and provide corner buildings with continuous frontages. Townhouses can create formal avenues or squares and frame open spaces. A mix of tenures, including affordable rent, will be required. These types of dwellings should be dispersed throughout the development and be indistinguishable from homes for private sale.
Mixed uses 6.4.3 Where appropriate, and where the size allows, a mix of uses should be provided within new developments. The starting point for establishing the need for non-residential uses should be through a review of existing community facilities and uses in the surrounding area. Where it is established that new facilities are required - this will especially be the case in larger developments where an influx of residents will require associated educational, health, civic and leisure facilities - these should be conveniently situated and accessible via safe pedestrian routes. A mix of uses is beneficial to residents and users of a new development: they create lively streets, active frontages, and maximise opportunities for natural surveillance. Non-residential uses can also help prevent new development becoming dormitory suburbs.
6.4.4
6.5 Layout and form 6.5.1 Many of the mistakes made in the design of housing areas in the latter part of the twentieth century resulted from designers ignoring tried and tested forms of structuring neighbourhoods, i.e. streets, blocks and squares. Where the structure of a new development cannot easily be determined through building upon an existing pattern, the following should be considered.
Perimeter development 6.5.2 Structuring a development using perimeter blocks is a tried and tested method of successful place making. Perimeter development helps to: create a legible place; provide good connections to neighbouring development; create an efficient form of layout;
52
Layout Principles 6
create a clear distinction between the public and private realms; and, maximise natural surveillance with windows and doors of dwellings fronting onto the street. 6.5.3 Perimeter development will create a grid system. This can be regular, concentric or irregular with a more organic layout. A development does not need to be exclusively one grid form or another. Different forms can create different character areas within a development. Block size can vary; small blocks provide good pedestrian permeability whilst larger blocks are more land efficient. A variation in block sizes within a development is a good means of creating variety, interest and character. Typical block sizes in Watford range in length from 100m to 250m and in width from 60m to 80m.
6.5.4
6.5.5
Solar orientation 6.5.6 The orientation of dwellings in relation to the sun is important, both in relation to the arrangement of gardens and principal habitable rooms and also in enabling the reduction of energy requirements within the home. This can be done in a number of ways: good sized and well-located windows can reduce the need for artificial lighting; passive solar gain reduces the need for internal heating; photovoltaic cells can be used to convert solar radiation into electricity; and solar panels can provide hot water. Whilst the orientation of buildings is important and can lead to a number of advantages, consideration must still be given to other urban design principles. Design decisions need to be made in the round to reach a considered balance between competing design objectives.
6.5.7
Street widths and enclosure 6.5.8 Successful streets can be a variety of widths: what is important is the height of the buildings in relation to the width of the street and the creation of a pedestrian scale (streets which pedestrians feel comfortable using). Successful streets create good enclosure. Typically a ratio of 1:1 (height to street width) will produce an adequate sense of enclosure for a street and 1:4 will produce an appropriate scale for a square. In some cases landscaping can also help to create enclosure in a street, where wider spacing between buildings is required, such as along principal roads. The use of the street or activity proposed within it will often define its width and the heights of the surrounding buildings. As established in Section 4, the local context will, in many cases, be the starting point for defining the width of streets within new development.
Public, private and communal space 6.5.9 Residential areas should comprise a mix of public, private and communal space (including semi-public areas shared by a group rather than open to all such as courtyards). In all instances the function of each space should be clearly defined, as should the boundaries separating the different types of spaces. Ambiguous or left over space must be avoided.
53
6 Layout Principles
6.5.10 Public open space is an important constituent of good quality housing environments. As established in Creating Character above, open space will often be provided at the central core of the community to create a heart to the neighbourhood and to provide a sense of identity. In addition, a hierarchy of other public spaces can be established within a large-scale development. Ideally these should vary in size, character and treatment. 6.5.11 Care should be taken in the design of communal space, particularly in respect of courtyards or gardens provided within higher density housing, to maintain privacy and amenity at ground floor level. Privacy could be retained by a screened private patio to the ground floor, units that open onto the communal space or a raised ground floor. Hard and soft landscaping 6.5.12 Landscaping is a central aspect of the overall design and should be considered early in the design process. A well-conceived landscape strategy will: assist in the creation of a distinctive sense of place; provide an attractive focus within new housing areas; provide safe and attractive play areas; provide a suitable interface with adjoining areas; reduce the visual impact of roads and parking areas; and, reinforce local landscape character. 6.5.13 Soft landscaping refers to the natural features which are introduced to, or retained within, a development, and which help to provide screening, shade, colour and provide an organic quality to a site. Soft landscaping provides a haven for local wildlife. Careful consideration should be given to the types and species of new planting used within spaces to accord with their functions and the type, size and nature of any existing soft landscaping. Where landscaping is intended as a barrier, spiky plant species will be appropriate. Where natural screening is required, evergreen species may be preferable. Tree planting along a pavement will add definition to a street and help frame important views and vistas. Native species should be used rather than exotic plants. 6.5.14 Hard landscaping refers to the man-made elements of a landscape scheme including paving, walls and fencing, tree grilles, street furniture (streets, bollards and railings) and public art. Hard landscaping should be used sensitively and should not over-dominate spaces or result in visual clutter. The best landscaping schemes are often those that are understated and restrained. They must, however, be robust and resistant to vandalism. 6.5.15 A varying palette of pedestrian surface materials can be used to emphasise a hierarchy of streets and to add interest and variety to the street. Suitable materials include natural stone paving slabs, surface dressed macadam e.g. with stones, stabilised gravel and block paving. Alternative surfacing materials can also be used for road surfaces, especially in pedestrian priority areas where there are no separate pavements.
54
Layout Principles 6
6.6 Density 6.6.1 Creating sustainable places, which provide a high quality of life whilst reducing resource consumption, can be achieved through higher density development subject to a sites location. It is, however, important to consider the existing density of development in an area (see Character Area assessment in Chapter 4) to ensure higher density development does not have a detrimental effect on townscape character and amenity. In addition, the function of the site within the structure of the townscape should be considered. Sites within the town centre or neighbourhood centres can accommodate higher densities than those outside of these areas (see Watford Borough Councils Urban Capacity Study 2005, available from www.watford.gov.uk/planning at time of publication). Ensuring that new development is of an appropriate scale and density is an important element in the design of residential areas. Innovative site layouts and high standards of urban design can be used to create higher density developments whilst maintaining amenity standards and quality of life for residents. Building terraces rather than detached and semi-detached houses, increasing the number of storeys where appropriate, reducing parking provision and narrowing street widths will allow for higher densities and, with careful design provide adequate amenity for residents. The current Watford District Plan (2000) sets out density standards for residential development in Watford in policy H12, depending on location and other merits of the site.
6.6.2
6.6.3
6.7 Ownership and security Ownership 6.7.1 Ensuring a clear distinction between public and private areas within the development is an important aspect of safety and sense of security. Areas, which are left over spaces, where the use or the user of the space is not clear, result in ambiguous, often unused and uncared for areas. These are more likely to attract anti-social behaviour, the depositing of rubbish and general neglect. Public areas should have definable boundaries and clear functions. The former can be achieved through the positioning of buildings, walls, fences, trees and hedges and creating spaces which are appropriate to surrounding uses. Public spaces, such as streets, squares, parks, can form areas for social interaction for events, favoured through routes, or places to sit and relax. The function and surrounding use of each space should be clearly thought out to support such activity. Encouraging community involvement and ownership, both through the initial design process and as part of the long term management of a development, creates a sense of responsibility, therefore, minimising neglect and anti-social uses.
6.7.2
6.7.3
Natural surveillance 6.7.4 Creating a safe and secure environment is crucial to the success of a new housing development. Safety and security can be achieved through employing a number of well-established design principles. Creating lively and vibrant streets is central to
55
6 Layout Principles
this. Streets which are well-used and have activity in them throughout the day and evening benefit from natural surveillance provided by residents and users. The following must be taken into consideration when designing for natural surveillance: 6.7.5 Dwellings should front onto streets; i. Principal doors should face the street. Also, some private space provided as a buffer between the front door and the public realm is preferable and can act as a deterrent to anti-social behaviour; Windows should be designed to maximise overlooking of the street whilst maintaining sufficient privacy; Windows and, if appropriate, doors should be provided on flank walls of dwellings adjoining streets and footpaths; Cul-de-sacs should be avoided; Blank facades and long boundary walls or fences should be avoided; and, A mix of housing types and, where possible, uses, to encourage daytime and evening activity should be provided.
ii. iii. iv. v. vi. 6.7.6
Generally, routes for walking and cycling should not be separated from the main thoroughfares. Where they need to be separated, they should be clearly signposted and lit, thereby enhancing the feeling of safety and encouraging their use. Secured By Design prefers car parking within the curtilage of the property and within clear view of it (e.g. on front drives), so that owners can monitor their vehicles.
6.7.7
6.8 Car parking 6.8.1 Where and how cars are parked affects the quality of a development and the choices people make in how they travel. In recent years, providing off-street parking through car platforms in front of houses or integral garages facing the street has eroded the quality of the environment, by: removing front gardens and the opportunities for landscape and planting; blurring the distinction between public and private space by eliminating traditional boundary treatments; limiting the opportunities to park on the street; introducing additional conflicts between pedestrians and cars, which have to cross a pavement to park; and, over-stretching drainage infrastructure in times of heavy rainfall. 6.8.2 To help to address these issues, car parking provision should be minimised where possible. As a guide, provision for off-street parking should be no more than 1.5 spaces per dwelling, with visitor parking accommodated on-street. However, housing close to public transport nodes will require lower-levels of parking provision (see Watford Borough Councils Car Parking Standards, Appendix 2 of the Watford District Plan 2000). There are a number of ways to accommodate parking within a development in a manner that minimises car-domination, namely:
6.8.3
56
Layout Principles 6
6.8.4 Front courtyards: can provide safe and convenient parking for residents. Their drawbacks are that they widen the street width and therefore reduce the sense of enclosure. They should be limited to use in courtyard developments where development encloses at least three sides of the courtyard. The use of varied surfacing materials or dropped kerbs may be needed to indicate the boundary between public highway and private parking space. Soft landscaping will also be required to reduce the impact of large areas of hard surfacing. Rear courtyard parking: can be designed as an integral part of the overall site layout and can be a useful way of accommodating parking. Successful rear parking courtyards should: i. ii. iii. Be designed as places with car parking in them, rather than car parks; Should be overlooked by surrounding houses and/or there should be buildings that are entered from the parking area; Remain small and not include more than about 10 parking spaces (if this is necessary the courtyards should be broken up into different spaces to avoid a large expanse of car parking); Should be located at the centre of a street block; Ideally have more than one access point, forming a route across the block; and, Maintain the continuity of the street front by locating entrances to rear courtyards between buildings or through an archway.
6.8.5
iv. v. vi. 6.8.6
On-street parking: is convenient, is overlooked from surrounding houses and is efficient. It can also have a traffic calming effect, it separates pedestrians from moving traffic and still allows for boundary treatment landscaping for dwellings. It is advantageous to interrupt on-street parking at intervals through bays demarcated by paving, trees and planting, to ease the impact. In-curtilage parking: can be appropriate where a garage or carport is located alongside the house, set behind the building line. In some locations, the garages can be concealed as part of the boundary wall. In-curtilage parking to the front of the house should be avoided. Basement parking: is advantageous as it allows the street frontage of buildings to be maintained. However, the location and design of the entrance must be carefully considered to minimise its impact on the street. The shape of the building above ground must not be dictated by the dimensions of underground parking spaces. Undercroft parking: can be an appropriate way of providing off-street parking, however, careful consideration must be given to the frontages of undercroft areas to ensure that active and safe frontages are maintained at street level (e.g. Cassio Metro).
6.8.7
6.8.8
6.8.9
57
6 Layout Principles
6.9 Checklist: layout principles Checklist for Layout Principles Response to Context 1. 2. To what extent does the character and layout of the proposal need to respond directly to its context? Is there scope, or a need, to establish an independent identity for the entirety or part of the site? Does the development focus on a core area such as a square, garden or community facility? Have nodal points been introduced into the development, if appropriate? Have different uses, spaces, building forms and materials been used to establish a variation in character between different parts of the development? Has thought been given to the variety of edges within the development (edges to the countryside, major roads, open space or between character areas)? Have clear design treatments been employed? Does the urban grain either perpetuate the pattern of the surrounding area, or employ the key design principles for good place making? Have landmarks, vistas and focal points been used to link the new development to existing neighbourhoods and to aid orientation within the development? When viewing the development from a distance has a well-defined image been achieved through the treatment of the urban edge, establishing clear gateways to the development and creating a coherent skyline? Is the proposed network of streets, roads and paths adequately integrated into existing routes? Does the movement network encourage non-car based journeys? Is there a clearly legible hierarchy of safe, interconnected, well used and overlooked streets and spaces? Is there scope to reduce road widths or provide shared-surface streets? Have opportunities to integrate bus routes into the development been fully utilised? Have the principles of traffic-calming, set out in "Places, Street and Movement", been utilised where appropriate?
Creating Character
1. 2. 3.
4.
5.
6.
7.
Movement Networks
1. 2. 3. 4. 5. 6.
58
Layout Principles 6
Checklist for Layout Principles Creating a Neighbourhood 1. Does the proposed design encourage a mixed community through the provision of a mix of housing types, sizes and tenures? Has a mix of community facilities and other non-residential uses been provided? Is the layout and form of the development appropriate to the context? Does the ratio of building height to street width create a successful sense of enclosure? Was the width of existing streets in the area a starting point for defining the width of streets within the new development? Has each space been clearly defined in terms of its boundaries and its function? Has a hierarchy of public spaces been established throughout the development? Has a hard and soft landscaping strategy been established early on in the design process? Has thought been given to street furniture and surfacing to produce a robust public realm which avoids visual clutter? Have the guidelines for layout of 'Secured By Design' been taken into account in the layout of the public, private and communal spaces? Do dwellings front onto the street? Do principal entrances open onto it? Has overlooking of the street been maximised through the positioning of windows? Have blank facades been avoided? Are pedestrian and cycle routes, legible, clearly signposted and well lit? Have public spaces been clearly defined in terms of their boundaries and function? Have the principles of Inclusive Design and Mobility been taken into account in the layout of the public, private and communal spaces? Has best practice from "Part M of the Building Regulation" been taken into account for access arrangements? Has car parking been accommodated without compromising environmental quality? Has enough storage capacity been provided within the dwelling/ dwelling house for waste and recycling? Have communal storage areas for waste and recyclables been considered, that are safely and conveniently accessible by the residents (including considerations of
2.
Layout and Form
1. 2.
3. 4. 5. 6.
Layout, Safety, Inclusive Design and Mobility
1.
2.
3.
4.
Car Parking
1.
Waste Storage and Recycling Facilities
1. 2.
59
6 Layout Principles
Checklist for Layout Principles disabled access) and the waste disposal officers and their waste disposal vehicles? Have storage requirements and site layout been checked with the relevant Waste Manager in Environmental Health? Where external communal waste and recycle storage areas have been considered, is there enough space for the different types of waste bins? Has there been an allowance for possible future changes to recycling requirements? Is the publicly accessible and visible storage area enclosed by a shelter or enclosure that is sympathetic to the character of the development and right for its location?
3.
4.
Table: Checklist for Layout Principles
6.10 Waste Storage and Recycling 6.10.1 Waste storage and recycling facilities in residential development should be, like access and parking, a design consideration from an early design stage and should influence design and layout of the development. 6.10.2 Building Regulations, Part H6, explain minimum requirements for waste and recycling storage in new developments and set out Best Practice examples under consideration of health, site access and further access issues for local residents (including considerations of disabled access) and the waste/recycling removers. It also explains minimum internal and external storage capacity requirements for waste storage. For shared facilities, site requirements might be reduced, but there needs to be always enough space for at least two waste bins for waste disposal and additional bins should be considered for the collection of recyclables. Capacities and site layout for waste collections and recycling should always be checked with the relevant Waste Manager in the Environmental Health Service of the Council. 6.10.3 For high rise residential developments (dwelling houses with flats above the 4 floor) are recommended: A shared single waste container for non-recyclable waste fed by chute (separate storage (storage compounds/rooms) for recyclable waste), and Residents Only recycling centres for larger blocks, such as large containers / bottle banks. 6.10.4 External storage areas should be away from windows and ventilators, not interfering with pedestrian or cycling routes and preferably in shade or under shelter. Enclosures, compounds or storage rooms provided should:
th
60
Layout Principles 6
provide a clear space between and around the containers; have a minimum height; allow enough space for filling, emptying and sufficient opening of the lid; should be permanently ventilated at the top and bottom; and should have a paved impervious floor. 6.10.5 Communal storage areas should have provision for washing down and draining the floor into a system suitable for receiving a polluted effluent (gullies with a trap & seal device). 6.10.6 Open storage areas should be secured to prevent access by vermin unless the waste is to be stored in secure containers with close fitted lids. A publicly accessible and visible storage area should be enclosed by a shelter or enclosure that fits into the site and is sympathetic to the character of the development (walls, fencing, planting or a combination of those).
61
7 Building Form and Siting 7 Building Form and Siting

7.0.1 Having defined the overall physical layout, there is a need to consider the form and siting of individual buildings within it. The following principles can be applied to both individual parts of a major housing scheme or to smaller scale infill development where only a single new building or terrace may be proposed. Building form relates to the physical dimensions of a building, namely its height, width, depth and roof profile. Siting refers to the location of a building within the wider development or its plot and, in particular its relationship to property boundaries and existing or proposed streets. In considering the form and siting of individual buildings within a proposal, the following issues need to be taken into account: building lines and setbacks; boundaries; building size and scale; privacy and outlook; daylight, sunlight and overshadowing; residential amenity space; and, the capability of a building to be adapt over time.
7.0.2
7.0.3
7.1 Building line and setbacks 7.1.1 A strong building line creates continuity of frontage and provides definition and enclosure to the public realm. Continuous frontages are most easily achieved with terraced housing and flats. Where detached and semi-detached dwellings are included in a street, semi-continuous enclosure can be provided through the appropriate use of garages and walls. Where space for vehicular access to rear parking is required between buildings, it is possible to maintain continuity by bridging over at first floor level.
(1)
7.1.2
Where there is a strong building line, any new development should be in keeping with this. Where buildings have varied setbacks, this can add interest and variety to a street; however, boundaries should remain strong to give definition to the street and to ensure public and private space is clearly defined. The setback of dwellings from a street is a key consideration. It can define the character of the street, determine the degree of privacy to ground floor rooms and can accommodate storage and service requirements at the front of the dwelling. Where dwellings can be serviced from the rear there may be opportunities for shallow setbacks or for building frontages to follow the back of pavement line (see "Roads in Hertfordshire: A Guide for New Development" for guidance on servicing and
7.1.3
7.1.4
This will be subject to the height and width of refuse, emergency and delivery vehicles.
62
Building Form and Siting 7

access). Careful thought needs to be given, in this instance, to the design of front doors and threshold areas, especially in relation to security. The use of recessed porches can help to enhance the threshold to the dwelling. 7.1.5 The smaller the distance by which a dwelling is set back from the highway, the greater the sense of enclosure created within the street. Not only does enclosure improve the streetscape, it also gives residents and pedestrians a greater sense of safety and security. In addition, it reduces forward visibility ensuring that drivers reduce their speed. In urban areas, the amount of set back should be determined by the surrounding character and road hierarchy. Where there is a lack of any existing pattern to follow, setbacks should generally not be more than 3m from the pavement unless there are clear reasons why a greater set back would be appropriate.
7.1.6
7.2 Boundaries 7.2.1 The height and form of boundaries to properties, particularly front boundaries adjacent to pavements, are crucial to distinguish between public and private space, achieving adequate privacy and creating character. The absence of clearly defined boundaries can lead to neglected and poor quality spaces between buildings and streets. The photographs on this page show a range of quality approaches that define the front boundaries of residential properties.
63
7 Building Form and Siting
Picture 7.1 Leavesden Road, Watford. Building frontages positioned at the back of the pavement providing no setback.
Picture 7.2 Mildred Road, Watford. Shallow setbacks providing small front garden.
Picture 7.3 Cassiobury Estate, Watford. Larger front gardens create a different street character.
7.3 Building size and scale 7.3.1 In existing areas, particularly in the case of infill or backland development, it is important that proposals respect - but not necessarily in all instances replicate - the height and scale of adjoining or nearby buildings. In most locations in Watford the prevalent building heights of two or three-storeys will need to be mirrored in new development. However, where appropriate, on town centre sites, in locations adjacent to transport nodes and within major development sites, denser and taller forms of development may be acceptable. In such instances, the effects of a proposal on amenity and townscape will be the primary issues in determining the appropriate height of development. The variation in height of a few carefully placed buildings such as at the entrance to developments, on corners, at the end of vistas or around parks, can help add variety to a development. Taller buildings will also stand out as landmark features and will aid the legibility of the area.
7.3.2
64

7.4 Privacy and outlook Privacy is an important aspect of residential environments. Extensions or two-storey or taller outbuildings (more than 3m/4m high ) in private gardens should not result in any significant loss of privacy to neighbouring houses or gardens.
(2)
The best way of ensuring privacy between houses is to ensure that within proposals for extensions there are no windows to habitable rooms directly facing a window in a neighbouring property or its garden area. More problems can occur if a two storey extension has been planned and then it can be more complicated to assess matters of privacy and outlook. Different privacy standards will apply to front, rear and flank elevations: a) Front elevation: The separation distance between front elevations will be determined by the street layout and the size of the front gardens. b) Rear elevation: i. A minimum separation distance of 27.5m should be achieved between rear elevations of new homes/houses and existing houses, when unobscured and directly facing habitable windows at first floor level. Exceptions will be made where it can be demonstrated that adequate privacy standards can be achieved. The privacy arc and the 10m-rear-boundary rules will be applied. ii. In some circumstances, the distances between new homes in a new development can be reduced to minimum 22m. iii. The privacy arc shows and inappropriate [x] locations for new development. Habitable room windows will only be accepted within this 27.5m arc if a proposal is at right angles to an existing habitable room window (Figure 2: Privacy arc at 27.5 metres). iv. The 10m-rear-boundary rules requires that a minimum direct distance between upper level habitable rooms on a rear elevation (not extensions) and rear boundaries of 10m should be achieved to minimise overlooking of private gardens.
Picture 7.4 Measures to maintain privacy in Flank elevations.
v. Rear extensions must not compromise the privacy of adjacent properties. Balconies, terraces or roof gardens will not be allowed in circumstances where they enable neighbouring properties to be overlooked. In all instances the level of impact on neighbouring properties will be one of the
2 [Permitted maximum height of the outbuilding depending on if it has a flat roof or a pitched roof (in accordance with GDPO)].
65

principal criteria against which the planning application / proposal will be assessed. The neighbours permission will also be required if there should be a need for altering a party wall, if any building work overhangs onto their property or if access is required for construction or future repair or maintenance works. The Privacy Arc The privacy arc is a rule-of-thumb to prevent unreasonable overlooking between the rear of properties. It is based on the assumption that a neighbour needs a minimum privacy distance in order not to feel too overlooked and on the assumption that a person standing directly inside in front of the window looking outwards normally can overlook to a certain degree an area that is within a view-angle of 45 towards both sides of the window. How to use the privacy arc rule is explained below in more detail. (I) How to calculate the privacy arc: To use the privacy arc for the assessment of the effects on the privacy of an existing property, a small drawing would need to be carried out in order to find out how far the privacy arc for a window in this property stretches: Draw a reference line in a right angle through the middle of the habitable room window towards the rear of the existing (E) property (or reference property). Then construct two boundary lines both at an angle of 45 towards both sides. Then draw a circle from one boundary line to the other boundary line with its middle point the same as the middle of the habitable room window and a radius that does represents the minimum privacy distance (27.5m for an existing property [or, in some circumstances, 22m for new houses in the same development]).
Figure 7.1 How to construct the privacy arc.
66
(II) The privacy arc to assess locations for development: Once the privacy arc for a window within the existing property has been found out, the privacy arc should show appropriate and inappropriate [x] locations for new development (proposals A-D) in relation to this window: In general, habitable room windows (unobscured) will only be accepted within this arc if a proposal is at right angles or at an angle greater than 90.
Picture 7.5
Box 1
The privacy arc to prevent unreasonable overlooking between the rear of properties Proposal A would be acceptable as the unobscured window is at an angle of 90 (or more than 90). Proposal B is not acceptable for an unobscured window as it directly faces the property and would be within the minimum privacy distance. Proposal C would be acceptable as it is outside of the minimum privacy distance. Proposal D is not acceptable as the unobscured window is at an angle less than 90 (such as in the example at an angle of 76).
67

(III) Completing the assessment with the privacy arc: Overall, this process would need to repeated for every individual window at a rear elevation of the property, if this property has more than 1 window and/ or a glazed unobscured door at ground floor level.
c) Flank elevation: i. Side windows that overlook adjacent homes or gardens should be avoided. ii. Where a side window is necessary as the only window for a secondary room (e.g. hall, bathroom, store-room), this may be allowed if there is at least 2m between properties and obscure glazing has been used. In addition, a side window at ground floor level may be allowed if there is a permanent fence or wall between adjacent properties that is no less than 1.8m in height, or where a proposed window has a cill level in excess of 1.7m above internal floor level. iii. Where a side window is necessary as the only window for a habitable room (e.g. living room, bedroom etc), this will only be allowed where there is a minimum separation distance of 10m between opposing and un-obscured windows. d) Balconies: Planning law does not provide a right to views over land outside an individuals ownership. However, where neighbouring development results in a loss of outlook due to tunnelling or an excessive increase in the sense of enclosure experienced in a rear garden or rear room of a property, a proposal may be deemed unacceptable. There are no fixed criteria for assessing effects on outlook, however, failure to meet daylight/sunlight and privacy guidance is likely to imply unsatisfactory impacts on outlook.
7.5 Daylight, sunlight and overshadowing 7.5.1 Care should be taken in the design of residential environments to ensure that adequate levels of natural light can be achieved within new dwellings and unacceptable impacts on light to nearby properties are avoided. Proposed dwellings should be laid out so as to maximise the penetration of sunlight to main rooms and gardens. The overshadowing of amenity spaces, particularly those that are used for outdoor seating should be minimised. The effect of proposed extensions and outbuildings on daylight and sunlight should be assessed using the ''45 Degree Rule of Thumb''. For adequate levels of daylight and sunlight to be maintained (where a window faces within 90 of due south), extensions should be designed as not to cross a 45 line (on both, plan and elevation) projected from the centre point of any adjoining properties' nearest ground floor habitable room window, which is perpendicular to the proposal.
7.5.2
68
Picture 7.6 Loss of privacy due to a two-storey extension.
Picture 7.7 The 45 degree rule of thumb ensures that adequate levels of daylight and sunlight can be maintained.
7.5.3
The Building Research Establishment (BRE) guidelines Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (1991) provides guidance on avoiding unacceptable impacts and sets out non-mandatory targets for levels of daylight and sunlight within existing and proposed development. The Council will generally apply the BRE guidance targets where new development affects natural light to existing properties. Where new development is parallel to existing properties, the following rule of thumb guidance can be used. If any part of a new building, when measured in a vertical section perpendicular to the rear wall of an existing property subtends an angle of more than 25 at the centre of the lowest window, then daylight and sunlight levels may be adversely affected.
Picture 7.8
69

7.5.4 Where this is the case, or in instances where higher density development is proposed, the Council may request the submission of a daylight/sunlight assessment to accompany a planning application.
7.6 Residential amenity space 7.6.1 Green spaces within residential developments can make a valuable contribution either as a recreational facility or as visual relief within an urban environment. Much of the green space provided in the past has been poorly located, is too small (or large), or of an inappropriate shape to be useful. Open space and landscape proposals for new developments should be an integral part of the design. The following can be used as a guideline: the minimum standard for private garden space for a family dwelling is 50 square metres; where a family dwelling cannot be located on the basement or ground floor of the building, either individual private gardens or communal space at a minimum of 25 square metres for each unit should be provided; for non-family or flatted developments, communal open space provided for the exclusive use of occupants of the development may be acceptable as long as its location, size and shape enable it to be enjoyed by the occupants (the layout and design should offer privacy for dwellings adjoining the space, e.g. a landscaped area of at least 3m deep along the length of the building); the minimum area for usable communal space is 50 square metres, plus 5 square metres per additional unit over five units; Children's play space and public open space standards are set out in Watford's Supplementary Planning Guidance Note 10 (SPG 10) all gardens and communal open spaces should generally enjoy a reasonable amount of sunlight.
7.7 Flexibility and adaptability 7.7.1 It is evident that the types of dwellings and/or uses demanded in a particular area can change over time. Dwellings and residential neighbourhoods which are designed to be adaptable will prove to be more robust in the long term. Adaptability can be achieved in a number of ways: through the use of steel and concrete frame construction which can create broader spans and make the reconfiguration of internal space easier than where dwellings are built in a cellular form with load bearing walls; by the vertical stacking of kitchens and bathrooms which can simplify the provision of additional services; compact vertical circulation with ready means of escape can make larger houses more suitable for sub-division into apartments or commercial use; the use of solid floors can reduce noise. 7.7.2 The Council will expect new housing development, where physically achievable and particularly on the ground floor, to meet the standards for lifetime homes (see Designing Lifetime Homes, Joseph Rowntree Foundation 1997, website:
70

www.lifetimehomes.org.uk). This ensures the evolving needs of residents, as a consequence of social and workplace trends, can be catered for over time and is particularly important in catering for reduced mobility needs. Ensuring the home can be adapted to include a stair lift, a room downstairs can be used as a bedroom, access to a downstairs toilet/shower can be provided, are some of the key features of lifetime homes.
7.8 Checklist: building form and siting Checklist Building Form and Siting Building Lines and Setbacks 1. 2. Has a strong building line been established which creates continuity of frontage and defines the public realm? Where space for vehicular access to rear parking is required between buildings, can the building line be maintained by bridging over at first floor level? Is there an established building line that should be followed and maintained? Where buildings have varied setbacks is there a strong and continuous boundary treatment? Has careful thought been given to the appropriate setback for the buildings? Has the setback been determined by the surrounding character and road hierarchy? Are boundaries between public and private space clearly defined? Is the type, form or materials used for the boundary appropriate to their context? Do the heights of buildings adequately reflect there context? Has the scope for taller development been fully considered? Where appropriate, can a variation in height for a few carefully placed buildings e.g. on corners, at entrances, at the end of vistas or around open space add variety to the scheme? Have any adverse effects on neighbouring properties in terms of privacy, overlooking, daylight and sunlight availability, overshadowing or sense of enclosure been avoided? Has the distance between front elevations been determined by the character of surrounding road widths? Is adequate privacy achieved between opposing habitable room windows? Does the proposal avoid excessive increases in sense of enclosure to surrounding properties?
3.
4.
Boundaries
1. 2.
Building Size and Scale
1. 2. 3.
4.
Privacy and Outlook
1. 2. 3.
71

Checklist Building Form and Siting Daylight and Sunlight 1. Has overshadowing or loss of daylight/sunlight to existing buildings been addressed? Have the Building Research Establishment's guidelines been met? Will new development gain sufficient levels of natural light? Has consideration been given to the construction techniques used to enable adaptability of buildings in the future? Have the principles of "lifetime homes" and "smart" technology been used to ensure dwellings are adaptable to the future needs of the occupiers? Have the guidelines for layout of Secured By Design been taken into account in the design of building lines, setbacks, boundaries? Have the principles of Inclusive Design and Inclusive Mobility been considered? Has best practice from Part M of the Building Regulation been taken into account for access arrangements? Have Lifetime Homes standards been considered in the design of the building (such as the adaptability to changing life circumstances of the occupants of a home in its life cycle; see also criteria Hea 4 in the Code for Sustainable Homes)? Is there a possibility any protected species of fauna (such e.g. bats, badgers, newts) or flora are on the site or the site adjoining it? If so, has the Nature Conservation Officer been contacted to check mitigation measures? Are there other opportunities to retain and enhance native fauna and flora on site? Have native species been used in the planting rather than exotic plants?
2. Flexibility, Adaptability and Change 1. 2.
Safety, Inclusive Design and Mobility
1.
2.
3.
4.
Biodiversity
1. 2. 3. 4.
72
Materials and architectural detailing 8 8 Materials and architectural detailing

8.0.1 Attention to detail is crucial when creating quality buildings and places with a sense of character. Craftsmanship, materials, building techniques, decoration, styles and lighting are all integral elements of successful development. The development should be considered as a whole - the buildings, landscape and interface between them to create a sense of completeness and cohesion. Using building materials local to an area can help reinforce local character. Generally the predominant building materials are brick, clay tiles and render. Although there is essentially a consistent palette of building materials there is considerable variation in the detailing of buildings. The two predominant building styles are terraced housing from the 1830s onwards and interwar semi-detached housing. The following materials are likely to be appropriate for new development: Brick: This is the dominant building material in Watford, with different colors in different areas. English and Flemish bonding styles are the most appropriate for new developments in the area. Roofing materials: The two dominant roofing materials are clay and slate tiling. These are the most appropriate for new development. Render: Render is often used on interwar semi-detached housing within Watford, often in conjunction with areas of brick. 8.0.3 Architectural details should be appropriate to the form and function of the building. Individual elements need to be well designed and arranged in a coherent manner consistent with the overall architectural approach. The starting point for architectural detailing should be local context. The following should be given careful consideration: Roof forms and configuration: are important visual elements within new development and can add variety and interest. Consideration should be given to the grouping of buildings, roof pitches, the detailing of eaves and gables, chimney stacks and the use of dormer windows. Windows: on the front facades of buildings windows have an important role to play in the appearance and continuity of a dwelling and its response to its local context. Windows should generally be set back in their openings rather than positioned directly flush with the building face: this improves weathering and appearance. Consideration should also be given to the size and amount of window coverage in a new building: new dwellings should seek to respond to prevailing solid to void ratios. Entrances: front entrances should be located to open onto or towards the public street. The size and scale of the entrance should be proportionate to the elevation as a whole. Flues and ventilation: these should form an integral part of the design of a building: they should not be add-on elements.
8.0.2
8.0.4
8.0.5
8.0.6
8.0.7
73
8 Materials and architectural detailing

8.0.8 Walls, hedges, fences and gates: local distinctiveness and identity can be strengthened through the use of local materials, local or regional plant species, and the employment of ironmongery and decorative features to front boundaries of dwellings. Lighting: places should be lit for people rather than purely for traffic. Individual components of buildings, or groups of buildings, can be emphasised with lighting. High quality and energy efficient lighting should be considered as part of a coherent approach to the treatment of public spaces.
8.0.9
8.0.10 Gutters, pipes and other rainwater details: rainwater goods should be sympathetically designed to minimise their impact, particularly on street elevations. Where possible pipes should be restricted to side and rear elevations. 8.0.11 Balconies: the impact of balconies on a streetscene should be carefully considered. The effect of belongings stored on balconies will be considered in determining the appropriateness of balconies in sensitive locations 8.0.12 Garage doors: where integral garages are proposed, garage doors can dominate the front of dwellings, their size and scale impacting on the proportions of windows and doors. The design of garage doors should be of appropriate scale and should be architecturally sympathetic to new dwellings. 8.0.13 Decorative features: decorative details should be appropriate to the material used and the location. Decorative features can add to the visual character of a building but should be used simply and sympathetically rather than to seek to hide poor design. Elaborate details should be confined to providing emphasis to an important building. 8.0.14 Interface areas: the parts/areas of properties that address the public realm (interface elements) require careful design and are crucial to the success of a new development. Consideration should be given to: cycle storage; meter boxes; service entries and inspection boxes; storage for recycling waste; storage for home deliveries; refuse collection and storage at the rear of properties; and, access for refuse and emergency vehicles.
8.1 Checklist: materials and architecural detailing Checklist for Materials and Architectural Detailing Materials and architectural detailing 1. 2. Have appropriate materials been used? Has consideration been given to the building materials used locally? Is there a strong local architectural character in the area or street that should be considered in the choice of materials and design and detailing of the building? What are typical colors or hues for bricks and pointing? What bond has been used? Have clay and slate tiling been considered as roofing material?
3.
74
Materials and architectural detailing 8

Checklist for Materials and Architectural Detailing Architectural detailing 1. 2. 3. 4. 5. Have appropriate roof forms and configurations been used? Do they reflect local context? Has consideration been given to the detailing of building areas such as the size and positioning of doors and windows? Are there balconies and other decorative features used in the locality that could be employed in the new development? Have front entrances been located to open onto or towards the public street? Has it been made sure that garage doors do not dominate the front of dwellings? Is the design of garage doors of appropriate scale and architecturally sympathetic to the new dwelling? Have decorative details been considered that are appropriate to the material used and the location and add to the visual character of a building? Has local distinctiveness and identity been strengthened through the use of local materials for walls, fences and gates? Have local or regional plant species been used for hedges? Have locally typical ironmongery and decorative features been used to front the boundaries of dwellings? Has appropriate consideration been given to the design of interface areas and how they look from the street or other communal areas? Has consideration been given to the incorporation and sympathetic design of cycle storage; meter boxes; service entries and inspection boxes; storage for recycling waste; storage for home deliveries? Have rainwater goods been sympathetically designed? Has access for refuse and emergency vehicles been considered in the design of communal areas? Have areas for refuse and recycling been considered? Is there enough lighting to make the place safe and navigable and to enhance the feel of security? Has high quality and appropriate lighting and lighting posts been chosen for the area? Has energy efficient lighting been considered? Has the place been lit for people rather than purely for traffic? Have the use of soft landscaping and permeable surfaces been considered for private front gardens and communal areas instead of hard landscaping and impermeable surfaces?
6.
Boundaries
1. 2. 3.
Design of front 1. gardens, interface and communal areas 2.
3.
4.
5.
75
9 Sustainable Development 9 Sustainable Development

9.0.1 Sustainable development has been defined as Development that meets the needs of the present without compromising the ability of future generations to meet their own needs or aspirations, (Bruntland, 1987).The achievement of sustainable development is a central aspect of planning policy and guidance. The layout and design of housing development can play a key role in supporting sustainability objective particularly in respect of medium to large-scale schemes. The county has produced a guide Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development (2003), which promotes sustainability in new development.
9.0.2
Key principles: i. ii. iii. iv. developing on brownfield land rather than greenfield sites; reusing existing buildings where it is practical or economic to do so; using planning policy, site layout and design to reduce car use; designing buildings which are adaptable over time (including the use of smart technology); v. using materials which take less energy to produce and can be recycled; vi. designing buildings that use less energy to build, heat and light; vii. designing buildings (including access and surroundings to these buildings) that do not contribute to flood risk and improve the quality of both, landscaping and biodiversity; viii. providing recycling facilities for waste in the home and neighbourhood; ix. water saving and natural drainage; and, x. taking into account the long-term maintenance of development. 9.0.3 This section provides guidance on a range of measures by which new housing development can contribute to: i. ii. iii. energy conservation and efficiency (CO reduction); water conservation and management; and, waste reduction and management.
2
Other issues have been covered in earlier sections of this Guide. See also the Sustainable Development Checklist at the end of this section and in chapter 5 of the Volume 2 of the Residential Design Guide. 9.1 Energy conservation 9.1.1 Housing developments should be designed to minimise energy consumption and to make best use of renewable energy sources. This can be achieved through minimising the amount of energy required to construct and occupy dwellings; and by maximising the potential of ambient energy, e.g. by using solar energy.
Layout and building form
76
Sustainable Development 9
9.1.2 Energy reduction can be achieved through making best use of the sun. Orientating residential properties so that their main window walls face within 30 of due south enables solar energy to be utilised either passively or actively. The following should be borne in mind in layout design to optimise the benefits of passive solar design: Overshadowing of south-facing faades needs to be avoided where possible; Excessive solar gain in summer can be avoided through the incorporation of brise-soleil or planting of deciduous trees; Harnessing site topography; and, Positioning smaller windows on north-facing frontages. 9.1.3 By ensuring that sufficient levels of natural light (daylight and/or sunlight) are achieved within principal rooms of new housing (kitchens, living rooms and dining rooms), the need for artificial light can be reduced. Sufficient levels of natural light are obtained, provided minimum Average Daylight Factors (ADF) of 2% and 1.5% are achieved, in kitchens and other main rooms (living and dining rooms) respectively. (Guidance on assessing levels of internal natural light are provided in Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice (1991), Appendix C). The design of spaces between buildings and landscaping proposals can help to ensure sheltered micro-climates. Reducing exposure to winds - particularly cold northerly and easterly winds - can help reduce heat loss from buildings. It is therefore important to: i. ii. 9.1.5 Layout buildings so as to avoid wind tunnelling and turbulence; Provide tree shelter belts within, or on the edge, of exposed sites.
9.1.4
The need to provide shelter must be balanced against the need to harness summer breezes for cooling and, as a consequence, reduce reliance on energy consumption for cooling. Building form has an important influence on energy consumption and conservation. Terraced houses, maisonettes and flats have a smaller surface area, retain more heat and are more energy efficient than detached houses and bungalows. In addition, narrow-fronted terraces are more energy-efficient than wide-fronted ones.
Renewable energy 9.1.6 Housing development proposals will be encouraged to incorporate renewable energy sources. This can be achieved in a wide-range of ways, albeit some forms of renewable energy production will not be feasible for small-scale developments. Consideration should be given to the incorporation of the following: Solar water heating panels; Photovoltaics; Wind turbines; Combined heat and power; Biomass; and, Ground or water source heat pumps.
77
9 Sustainable Development
Building construction 9.1.7 In addition to ensuring energy conservation is achieved through layout, building form and the incorporation of renewable energy, the fabric of new buildings plays a key role in ensuring the minimisation of heat and energy loss. Where renewable energy and/or passive solar design cannot be incorporated into new development levels of insulation will be sought that exceed the requirements of Part L of the Building Regulations. Means of achieving these goals are provided in Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development(2003); current web link: http://www.hertslink.org/buildingfutures [Sep 2008, subject to change]. Available grants and additional information on this subject can be found under: http://www.bre.co.uk and www.thecarbontrust.co.uk/ .
9.1.8
9.2 Water supply and drainage 9.2.1 New housing developments should seek to minimise water consumption, introduce systems to recycle water, manage waste water and incorporate sustainable forms of drainage, as required by the saved policy SE30 in Watford District Plan 2000 or its replacement in the LDF. Means of achieving these goals are provided in Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development(2003); current web link: http://www.hertslink.org/buildingfutures [Sep 2008, subject to change].
9.2.2
Water consumption 9.2.3 9.2.4 Domestic water consumption can be minimised through the installation of low flow showers, low or dual flush toilets, spray taps and water efficient appliances. It is estimated that over 5% of water use in Hertfordshire is accounted for by the watering of gardens. The Hertfordshire Guide recommends: Using soils rich in organic matter that are capable of retaining moisture; Choosing drought tolerant plants for private gardens and amenity space; Allowing grass to grow long - thus retaining moisture; and, Using gravel or decking in areas exposed to the sun. Water harvesting and recycling 9.2.5 9.2.6 Rainwater can be harvested and used to supply toilets or for watering gardens. Grey water - from baths and showers- can be used to water non-edible plants. Black water - from toilets and kitchen sinks - requires filtration either biologically, via reed beds, or using membrane filtration technology, before re-use.
78
Sustainable Development 9
Sustainable drainage 9.2.7 Medium to large-scale housing developments should incorporate the use of Sustainable Drainage Systems (SuDS). These enable water run-off to be controlled and treated, at or near to source, using natural processes of filtration, sedimentation, absorption and biological degradation. The range of potential available methods of sustainable drainage are set out at Appendix E of PPS25 and in the Hertfordshire Guide. A National Guide on permeable surfaces has been published by the DCLG and the Environment Agency, namely the Guidance on the permeable surfacing of front gardens (available at date of publication on www.communities.gov.uk/documents/ planningandbuilding/pdf/pavingfrontgardens.pdf ). In summary, sustainable drainage can be achieved by: i. ii. iii. iv. Maximising areas of permeable surfacing with a permeable fill below; Providing basins and ponds with sufficient capacity to accommodate, store and treat rainwater run-off; Providing engineered drainage solutions such as soakaways, infiltration basins and filter drains; or, By providing swales or filter strips (vegetated surfaces that allow water run-off to flow naturally away from impermeable surfaces).
9.2.8
9.2.9
9.3 Waste storage in new housing 9.3.1 New housing development should incorporate suitable on-site provision for waste storage, collection and recovery for recycling. Dwellings need to be designed so as to incorporate adequate storage for disposal containers and for waste separation for recycling. Consideration should be given to the reuse of demolition materials, produced locally or on-site, during the construction of new housing developments. In addition, consideration needs to be given to minimising waste and maximising the recycling of waste generated during the construction period. The design of waste storage in residential developments should be well integrated in the design of the site from the on-set of the proposal and must comply with Building Regulations (Part H6) and local guidance.
9.3.2
9.3.3
Waste Site Management Plans 9.3.5 9.3.6 A Site Waste Management Plan (SWMP) must be written before construction commences for projects over 300,000. DEFRA published a 'Non-statutory guidance for site waste management plans' in February 2008. More guidance on Site Waste Management Plans is also available on the website from Envirowise.
79
9 Sustainable Development
9.4 Checklist: sustainable development Checklist for Sustainable Development Energy Conservation 1. 2. 3. 4. 5. 6. 7. Have measures been considered to minimise energy consumption and maximise recycling during construction? Does the layout of development take best advantage of passive solar gain whilst ensuring sufficient shading during summer months? Are sufficient levels of internal natural light likely to be achieved to prevent the need for artificial light within main rooms? Has exposure to prevailing winds been minimised whilst retaining sufficient cooling breezes in summer? Subject to context, have terraced houses been used to minimise heat losses from dwellings? Is the development suitable for the incorporation of renewable energy sources? If so, have these been incorporated? Will the development meet or exceed the insulation requirements of Part L of the Building Regulations? Will the development incorporate measures to minimise water consumption? Has consideration been given to types of planting that minimise the need for watering? Is there scope for recycling grey or black water? If so, has this been incorporated? If development is of a sufficient scale, have suitable sustainable drainage systems (SuDS) been incorporated? Has sufficient and adequate space been provided for the recycling of domestic waste? Has consideration been given to the minimisation of waste produced during construction?
Water Supply and Drainage
1. 2. 3. 4.
Waste
1. 2.
Checklist for Sustainable Development
80
Planning Application Requirements 10 10 Planning Application Requirements

10.0.1 Clear and informative plans, drawings and reports must be submitted with planning applications to ensure that the scheme can be properly assessed. In addition to development control officers' assessment of the scheme, a planning submission may be reviewed by Councillors (on planning and other committees), local residents and amenity groups. Inevitably larger and high profile projects are liable to attract greater interest and scrutiny from the latter groups. Models and computer-generated representations are particularly useful to illustrate complex proposals. Pre-application consultation should take place on most medium-large scale or sensitive schemes. 10.0.2 The precise requirements for a planning application submission will be largely dependent upon the size, nature and complexity of the proposal and its potential environmental, social or economic impacts. There are a number of compulsory submission requirements and a range of potential additional requirements. Of key relevance to the achievement of good quality housing design is the preparation of Design and Access Statements, which are from 10 August 2006, a compulsory requirement for most planning applications, except for householder applications outside of a conservation area. 10.1 Compulsory submission requirements 10.1.1 All planning applications must comprise: i. ii. iii. iv. v. completed and signed application forms including a concise description of the scheme; the correct fee (if required); completed ownership certificates and the notice; an agricultural holdings certificate; and, a location plan based on 1:1250 or 1:2500 Ordnance Survey mapping that shows the application site outlined in red. Together with a blue line drawn around any other land owned by the applicant close to, or adjoining the application site.
10.1.2 On 10 August 2006 new legislation stated that reserved matters now consists of layout, scale, appearance, access and landscaping. For outline planning applications where some or all of the details of a scheme are intended to be reserved for consideration at a later date information will always be required on use and amount of development. In addition, even if layout, scale and access are reserved, an application will still require a basic level of information on these issues. Therefore, the following will be required: i. details on the use and amount of development including drawings showing the maximum envelope of proposed buildings to demonstrate that the intended floorspace can be accommodated within the site; and, drawings relating to matters that are intended to be determined unreserved, e.g. access arrangements or siting.
ii.
10.1.3 For applications for full planning permission, the following will be required:
81
10 Planning Application Requirements

i. a site survey plan of the site at between 1:500 and 1:200 showing existing features within and adjoining the site, e.g. trees, buildings, boundary features, roads, footpaths levels; a site layout plan showing proposed features including landscaping; floor plans at 1:100 or 1:50 showing existing and proposed buildings on the site and adjacent buildings in outline; elevations at 1:100 or 1:50 clearly showing the proposal in the context of neighbouring buildings. These should show proposed materials and finishes; and, sectional drawings at 1:100 or 1:50 showing cross-sections through the proposal and existing and proposed site levels.
ii. iii. iv.
v.
10.2 Environmental Statements 10.2.1 The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (SI 1999 No. 293) require a developer to prepare an Environmental Statement (required for Schedule 1 projects and for some Schedule 2 projects) to enable the LPA to give proper consideration to the likely environmental effects of a proposed development. The regulations provide a checklist of matters to be considered for inclusion in the Environmental Statement and require the developer to describe the likely significant effects of a development on the environment and to set out the proposed mitigation measures. 10.3 Design and Access Statements 10.3.1 All planning applications must be accompanied by a "Design and Access Statement" (DAS) , unless they are householder applications and they are not in a conservation area. (a DAS may be required for householder development in other types of designated area, none of which apply in Watford at the time of writing this Guide.) Watford Borough Council planning officers will be able to advise whether a site is within a designated area.
(1)
10.3.2 Design and Access Statements are documents that explain the design thinking behind a planning application. The structure of the document should be based on the checklists included within Chapters 4, 5, 6 and 8 of this Guide. They should also demonstrate how everyone, including disabled people, older people and young children will be able to use the place to be built. 10.3.3 Design and Access Statements accompany, but do not form part of an application. What is set out in a DAS is not binding in the way that approved drawings and conditions are. Therefore, aspects contained in a DAS requiring control, have to be dealt with through plans and conditions in the usual way. This is important for outline applications, any design and access considerations that are crucial to the development must be secured through conditions on the outline permission, and/or a planning obligation.
Available under http://www.equalityhumanrights.com/ Documents/Disability/Services/ Access%20Statements.doc. Widely used guidance 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 Building Regulations set out the minimum requirements for accessibility that all new homes are statutorily obliged to meet and shows possible design solutions to meet those
82
Planning Application Requirements 10

10.3.4 The Statement should also explain how crime prevention has been taken account of in the design. 10.4 Additional information 10.4.1 In addition to the information that must be submitted with a planning application, subject to scheme location, site features and scheme size, there is a likelihood that the Council will require further information to properly assess a scheme. Subject to the type of application, this additional information will be considered to be a compulsory requirement and applications may not be validated if such additional information is not provided. Applicants are therefore advised to liaise with the Council prior to the submission of an application to ascertain what is required. Additional information could include:
Additional Information Planning Statement To demonstrate how the proposed development relates to and accords with policies in the development plan, SPD or development briefs. It should also include details of consultations with LPA and wider community/statutory consultees undertaken prior to submission. However, a separate statement on community involvement may also be appropriate.
(2)
Transport Assessment
This will include all existing and proposed vehicular and pedestrian movements to and from the site. It should describe and analyse existing transport conditions, including footpaths and cycle ways, and how the development would affect those conditions and any measures proposed to overcome any problems. A draft travel plan should outline the way in which the transport implications of the development are going to be managed in order to ensure the minimum environmental, social and economic impacts. This could include brief draft heads of terms for a Section 106 agreement or unilateral undertaking. Applicants should clarify the LPAs requirements in pre-application discussions and confirm any planning obligations that they agree to provide in brief heads of terms. A flood risk assessment may be required if a development falls within an Indicative Flood Plain or Flood Zone - these maps are available from the Environment Agency. A drainage strategy is likely to be required as part of medium/larger schemes.
Draft Travel Plan
Planning Obligations
Flood Risk Assessment
Drainage Strategy
(3)
2 3
Potentially part of an Environmental Statement Potentially part of an Environmental Statement
83

Additional Information Listed Building Appraisal A written statement which includes a schedule of works to the and Conservation Area listed building(s) and an analysis of the significance of archaeology, history and character of the building/structure, the Appraisal principles of and justification for the proposed works and their impact on the special character of the listed building or structure, its setting and the setting of adjacent listed buildings may be required.
(4)
Affordable Housing Where plan policies require the provision of affordable housing Statement and Design the LPA may require information concerning both the affordable and Quality Standards housing and any market housing, e.g. the numbers of residential units, the mix of units with numbers of habitable rooms and/or bedrooms, or the floor space of habitable areas of residential units, plans showing the location of units and their number of habitable rooms and/or bedrooms, and/or the floor space of the units. Design and Quality Standards: As a minimum, all affordable housing schemes (however they are funded) will be expected to meet: the essential requirements set out in the Housing Corporation's Design and Quality Standards (and other requirements as may be introduced by the Housing Corporation from time to time); 'Secured by Design' certification; and any particular design or specification requirements laid down by the RSL involved in providing or managing the scheme.
(5)
Open Space and Landscaping

(6)
Plans should show any areas of existing or proposed open space within or adjoining the application site. Applications may be accompanied by landscaping details and include proposals for long term maintenance and landscape management. Sustainability Statement (sometime mistakenly referred to as Sustainability Appraisals) is a statement by the developer (which could be produced as part of the Design and Access Statement), which explains what sustainable design features are proposed as part of the development, such as renewable energy and water saving measures, SuDS and green roof systems and other flood risk / climate change adaptations etc. Sustainability Statements should not be confused with Environmental Statements that are a legislative requirement for certain applications accordingly with the EIA (Environmental Impact Assessment) Regulations 1999 (see also paragraph 10.2.1) and would outline the elements of the scheme that
Sustainability or Environmental Statement

(7)
4 5 6 7
Potentially part of the Design and Access Statement Potentially part of the Planning Statement Potentially part of the Planning Statement Potentially part of the Design and Access Statement
84
Planning Application Requirements 10

Additional Information address sustainable development issues, including the positive environmental, social and economic implications. Environmental Statements would not be specifically mentioned as an additional information requirement for an application by the Local Planning Authority (LPA). Tree Survey/Arboricultural Statement Where the application involves works that affect any trees within the application site, the species, spread, roots and position of trees should be illustrated accurately on the site plan. This must indicate any trees which are to be felled or affected by the proposed development. The location of any trees within adjacent properties that may be affected by the application should also be shown. A statement in relation to the measures to be adopted during construction works to protect those trees shown to be retained on the submitted drawings may also be necessary. Further guidance is also provided in BS5837:1991 a guide for trees in relation to construction.
Historical, Supporting information may include plans showing historic Archaeological Features features that may exist on or adjacent to the application site including listed buildings and structures, historic parks and gardens. Nature Conservation/ Plans should show any significant wildlife habitats or features Ecological Assessment/ and the location of habitats of any species protected under the Wildlife and Countryside Act 1981, Conservation (Natural Habitats Natural Beauty etc.) Regulations 1994 or Protection of Badgers Act 1992.
(8)
Noise Impact Assessment
(9)
Proposals that raise issues of disturbance or are considered to be a noise sensitive development should be supported by a Noise Impact assessment prepared by a suitably qualified acoustician. Proposals that potentially impact upon air quality should be supported by an air quality assessment indicating the change in air quality resulting from the proposed development and outlining appropriate mitigation measures as necessary. Further advice is available in PPS 23: Planning and Pollution Control. A site investigation report would be required. This should include a description of the type, quantities and means of disposal of any trade waste or effluent. This should include how an application connects to existing utility infrastructure systems.
Air Quality Assessment

(10)
Contamination Assessment for the Treatment of Foul sewage Utilities Statement
8 9 10
Potentially part of an Environmental Statement Potentially part of an Environmental Statement Potentially part of an Environmental Statement or Transport Statement
85

Additional Information Energy Statement The statement should show the predicted energy demand of the proposed development and the degree to which the development meets current energy efficient standards. Further advice is available in PPS22: Renewable Energy and its companion guide. Applicable for all applications where there is a potential adverse impact upon the current levels of sunlight/daylighting enjoyed by adjoining properties and building(s) - further guidance is provided in the Building Research Establishments (BRE) guidelines on daylighting assessments. These provide useful background information and can help to show how large developments can be satisfactorily integrated within the street scene. Photographs should be provided if the proposal involves the demolition of an existing building or development affecting a conservation area or a listed building.
Sunlight/Daylight Assessment
(11)
Photographs and Photomontages
(12)
11 12
Potentially part of an Environmental Statement or the Design and Access Statement Potentially part of the Design and Access Statement
86
Bibliography 11 11 Bibliography
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. Association of Chief Police Officers (1999): Secured by Design Standards, London ACPO. Brewerton, J. & David, D. (1997): Designing Lifetime Homes, York, Joseph Rowntree Foundation. Cowan, Robert (2005): The Dictionary of Urbanism, Tisbury, Streetwise Press Limited. CABE (2004): Housing Audit: Assessing the Design Quality of New Homes, London, CABE. DCLG/DfT (2007): Manual for Streets, London, Thomas Telford Publishing. DETR & CABE (2001): Better places to live: By Design, London, Thomas Telford Publishing. DETR & CABE (2000): By Design: urban design in the planning system towards better practice, London, Thomas Telford Publishing. DCLG (2006): Planning Policy Statement 3 (PPS3): Housing, London, HMSO DETR & DTi (1999): Planning for Passive Solar Design, Watford, BRECSU & BRE. DETR (1998): Planning for Sustainable Development: Towards Better Practice, London, DETR. DETR & Urban Task Force (1999): Towards an Urban Renaissance: Final Report of the Urban Task Force, London, E&FN Spoon. Design for Homes Popular Housing Research (2003): Perceptions of Privacy and Density in Housing, London, Design for Homes. English Partnerships and the Housing Corporation (2000): Urban Design Compendium, London, English Partnerships. Hertfordshire County Council (2001): Roads in Hertfordshire: A Guide for New Development, Hertfordshire County Council ODPM (2005): Planning Policy Statement 1: Delivering Sustainable Development, London, TSO. ODPM (2001): Planning Policy Guidance 13: Transport, London, TSO. ODPM (2003): Planning and Access for Disabled People: A Good Practice Guide, London, HMSO ODPM (2003): Sustainable Communities: Building for the future, London, ODPM. ODPM and the Home Office (2004): Safer Places: The Planning System and Crime Prevention, London, Thomas Telford Publishing. DCLG/Environment Agency (2008): Guidance on the permeable surfacing of front gardens, London, DCLG. Hertfordshire County Council (2003-2008): Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development, Hertford, HCC, Planning Policy BRE (2003): Site Layout Planning for Daylight and Sunlight: A Guide to Good Practice, Watford, BRECSU & BRE. ODPM (2005): Planning Policy Statement 9: Biodiversity and Geological Conservation, London, HMSO ODPM (2004): Planning Policy Statement 22: Renewable Energy, London, HMSO
22. 23. 24.
87
11 Bibliography
25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35. DCLG (2006): Planning Policy Statement 25: Development and Flood Risk, London, HMSO BIP 2133 (2007): The Building Regulations. Explained and illustrated. 13th edition , London, BSI British Standards DCLG (2006): Planning Policy Guidance 17: Planning for open space, sport and recreation, London, HMSO DoE (2006): Planning Policy Guidance 15: Planning and the Historic Environment, London, DoE, Department of National Heritage ODPM and DTI (2005): Planning for Renewable Energy: A Companion Guide to PPS22, London, HMSO ODPM (2008): Planning Policy Statement 25: Development and Flood Risk, Practice Guide, London, HMSO Watford Borough Council (2001): SPG10: Open Space Provision, Watford Borough Council (Saved Policy until replaced by new policy), Watford, WBC DCLG (October 2008): Code for Sustainable Homes, Technical guide, London, HMSO DCLG (February 2008): The Code for Sustainable Homes: Setting the Sustainability Standards for New Homes, London, HMSO DEFRA (February2008): Non-statutory guidance for site waste management plans, London, OPSI The Secretary of State (1995): Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995, Statutory Instrument No.418, London, HMSO The Secretary of State (2008): Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) (Amendment) Order 2008, Statutory Instrument No.2362, London, HMSO DfT (2002): Inclusive Mobility: A guide to best practice on access transport infrastructure, London, HMSO CABE: Design and Access Statements. How to write, read and use them, London, CABE DCLG (2003): Planning and Access for Disabled People, a good practice guide, London, HMSO Town and Country Planning Association et al. (2004): Biodiversity by Design. A guide for sustainable communities: A TCPA By Design Guide, London, TCPA Town and Country Planning Association et al. (2006): sustainable energy by design: a TCPA by design guide for sustainable communities, London, TCPA Town and Country Planning Association et al. (2007): climate change adaptation by design: a guide for sustainable communities, London, TCPA ODPM (2004): Planning Policy Statement 12: Local Development Frameworks, London, TSO. DCLG (2008): Planning Policy Statement 12: Local Spatial Planning, London, TSO.
36.
37. 38. 39. 40. 41. 42. 43. 44.
88
Bibliography 11
11.0.1 Useful websites 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. Building for Life www.buildingforlife.org Building Futures: A Hertfordshire Guide to Promoting Sustainability in Development http://www.hertslink.org/buildingfutures Building Sustainable Homes www.sustainablehomes.co.uk CABE (Commission for Architecture & the Environment www.cabe.org.uk Civic Trust www.civictrust.org.uk Clear Skies Programme http://www.microgenerationcertification.org/ DCLG (Department for Communities and Local Government) www.communities.gov.uk Design for Homes www.designforhomes.org EcoHomes www.bre.co.uk/ecohomes Energy Saving Trust www.est.org.uk English Partnerships http://www.englishpartnerships.co.uk/ English Partnerships became part of the Homes and Communities Agency: http://www.homesandcommunities.co.uk/ Home Builders Federation www.hbf.co.uk Lifetime Homes www.lifetimehomes.org.uk/pages/design.html Joseph Rowntree Foundation www.jrf.org.uk Secured By Design www.securedbydesign.com Sustainability Works www.sustainabilityworks.org.uk Urban Design Alliance www.udal.org.uk Urban Design Group www.udg.org.uk Combined Heat and Power Association http://www.chpa.co.uk/ Environment Agency www.environment-agency.gov.uk/ Natural England http://www.english-nature.org.uk/ English Heritage http://www.english-heritage.org.uk/ DEFRA http://www.defra.gov.uk/ Dft, Inclusive Mobility http://www.dft.gov.uk/transportforyou/access/tipws/inclusivemobility Disability & Human Rights http://www.equalityhumanrights.com/Documents/Disability/Services/Access%20Statements.doc Design and Access Statements from CABE http://www.cabe.org.uk/assetlibrary/8073.Pdf DCLG & Planning and Access for Disabled People www.communities.gov.uk/index.asp?id=1144644 See also for further links: http://enquire.hertscc.gov.uk/buildingfutures/links.cfm See also for further links: http://www.rtpi.org.uk and http://www.rtpi.org.uk/item/250
89
11 Bibliography
90
Appendices 12 12 Appendices
91
12 Appendices
Appendices
Appendix 1: Key Design Principles Appendix 2: Master Checklist Appendix 3: Glossary
92
Key Design Principles 1
93
1 Key Design Principles Appendix 1 Key Design Principles

Table: Key Design Principles Umbrella Objective Character Key Principles to Achieve Objectives Responding to 'appropriate' context - site and surroundings (including buildings and landscape).
Details Connectivity and integration with neighbouring developments. Height, size, massing, scale, urban grain, urban structure, materials, textures, finishes, colours. Topography, ecology, geology, existing landscape structure. Existing buildings, trees, vegetation to be retained on the site. Scale: height - relate to human proportions. Priority for pedestrians and cyclists over cars. Cars subordinate - adequate parking, not dominating street scene, parking for disabled people. For a site large enough to have its own distinct identity within itself whilst responding to 'appropriate' local context, such as, landscaping, materials, detailing, texture and colours. A place that has a clear image and is easy to understand. Clear hierarchy between types of buildings, streets and spaces in relation to the whole development or existing development. Creation of landmarks, gateways, focal points, views and vistas. Scale. Rhythm. Composition. Materials. Size and scale of window and door openings. Craftsmanship. Architecture suitable for uses. Harmony with surrounding buildings and impact on the streetscene. Carefully designed servicing/access/car parking. Attractive and successful public spaces, including streets and squares.
Places for people.
Create a place with its own sense of identity. Legibility.
Quality
Quality architecture.
Quality of the public realm.
94
Key Design Principles 1

Umbrella Objective Key Principles to Achieve Objectives
Details Harmonious street furniture, signing and lighting avoiding clutter (fulfilling inclusive mobility guidelines). Active ground floor uses. Natural surveillance - building frontages overlooking public space.
Sustainability Access and permeability.
Ease of movement into and through the site. Direct routes to encourage walking and cycling. Interconnected street network. Routes connecting to existing development. Proximity to public transport. Inclusive access for all. Optimise land use and density. Location of dwellings, facilities and public transport in close proximity encourages walking and cycling and vibrant places, minimises the need for car parking. Allowing for living, employment and leisure in close proximity. Facilities (shops, schools, employment) should be clustered together on routes from surrounding residential areas. Residential densities should be higher the closer they are to the neighbourhood centre or town centre. High densities encourage viable services - shops, bus routes, community facilities. Mixed range of uses, dwelling types and tenures (including affordable housing). High levels of activity reduces risk of crime and creates a sense of safety. Clear distinction between town and country, public and private space. Clear fronts and backs of buildings, with fronts addressing streets/public areas. Careful arrangement of buildings on the street. Continuous building line around a street block with private space or courtyards within. Active frontages from shops at ground floor. Primary access to buildings facing the street.
Diversity and vitality.
Security
Continuity and enclosure.
95
Master Checklist 2
96
Master Checklist 2 Appendix 2 Master Checklist

1 The master checklist below summarizes all checklists from the previous chapters 5 [Site and Context Appraisal] to 9 [Sustainable Development]:
Master Checklist
[1] Context Appraisal Natural Environment 1. 2. 3. 4. 5. What sort of landscape does the area have? What are the levels/slopes? How did it develop? What sort of climate does the area have? Is a micro climate formed by the topography or neighbouring structures? What is the ecology (flora and fauna) of the area? Where is there water and how does it move (including rivers, streams, lakes, ponds and swampy or floodable ground)? Are there culverted or covered watercourses that could be opened up and renaturated?
Built Environment
1. 2.
What is the history of the area? How has the area developed? What are the ages of surrounding buildings and structures? Are there any listed buildings? Are there any conservation areas neighbouring the site? 3. What buildings/materials are used traditionally in the area, and which materials 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 and widths? 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 properties predominantly detached, semi-detached or terraced? 10. Are building lines of neighbouring properties continuous? Are there gaps between properties or irregular setbacks? 11. What distinctive colours and textures are found on buildings, structures and surfaces in the area?
97
2 Master Checklist
Master Checklist
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 as windows, doors, cornices, string courses, bargeboards, porches, roofs and chimneys? Activity/ Uses 1. 2. 3. Is there a mix of uses in the area? How are the uses distributed? What is distinctive about the way local people live and have lived here in the past? What aspects of local history may be relevant to future development? (local events/festivals, local place names, information from the census) Are there any community facilities such as parks in the area? Where are they? What public transport routes and stops serve the area? What is the areas road hierarchy? What current proposals for roads, right of ways or public transport might be relevant to future development?
4.
Movement
1. 2. 3.
[2] Site Appraisal Natural Environment 1. 2. 3. 4. 5. 6. What is the shape of the site? Which way does the site slope or face in relation to the sun? What is the micro climate of the site? Are there wind funnels/frost pockets/damp hollows? What are the prevailing winds in summer and winter? What living things (flora and fauna) are to be found on the site? What do they depend on? Should they be conserved? What trees and hedgerows are to be found on the site? (location, species, condition, size, tree preservation orders?) What are the boundary features of the site? Is the site liable to flooding? What is the sites development history? Does the site need to be investigated (through records or by excavation) for possible archaeological value? Is the site contaminated? Are there any wayleaves or easement strips that cannot be built upon? Are there existing buildings and structures on the site? Are they positive features? Should they be retained? What are their characteristics?
7. Built Environment 1. 2. 3. 4. 5.
98
Master Checklist 2
Master Checklist
6. What buildings and structures within the site can be seen from local or strategic points in the surrounding area? Should these views be protected? Are there existing or potential gateways to the site? What, if any, are the existing and potential means of getting to and around the site for vehicles (bicycles, cars and service vehicles) and pedestrians (including those with restricted mobility)? What are the access points to the site? Are there existing rights of way through the site? Are there existing or potential nodal points within or near the site? What is the relationship of neighbouring buildings to the site? Do neighbouring properties overlook the site? Are levels of natural light to neighbouring properties likely to be affected by development on the site? Will there be any impacts such as noise from neighbouring uses?
7. Movement 1.
2. 3. 4. Neighbouring Amenity 1. 2. 3. Opportunities 1.
Where can trees, shrubs or hedges be planted or kept to provide shelter, give spaces a sense of enclosure, soften or screen unattractive buildings and other structures, provide seasonal variety and attract wildlife? 2. What opportunities are there for development to exploit the sites topography/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? How can Sustainable Drainage Systems (SuDS) be introduced (see Chapter 8 Sustainable Development)? 5. Are there opportunities to use underground energy sources or wind as an energy source? 6. Are there any streams or rivers (on the surface or underground in pipes or culverts) that could be made more of? 7. Are there distinct skylines (or opportunities to create them) that development 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?
99
2 Master Checklist
Master Checklist
[3] Layout Principles Response to Context 1. 2. To what extent does the character and layout of the proposal need to respond directly to its context? Is there scope, or a need, to establish an independent identify for the entirety or part of the site? Does the development focus on a core area such as a square, garden or community facility? Have nodal points been introduced into the development, if appropriate? Have different uses, spaces, building forms and materials been used to establish a variation in character between different parts of the development? Has thought been given to the variety of edges within the development - edges to the countryside, major roads, open space or between character areas - have clear design treatments been employed? Does the urban grain either perpetuate the pattern of the surrounding area, or employ the key design principles for good place making? Have landmarks, vistas and focal points been used to link the new development to existing neighbourhoods and to aid orientation within the development? When viewing the development from a distance has a well-defined image been achieved through the treatment of the urban edge, establishing clear gateways to the development and creating a coherent skyline? Is the proposed network of streets, roads and paths adequately integrated into existing routes? Does the movement network encourage non-car based journeys? Is there a clearly legible hierarchy of safe, interconnected, well used and overlooked streets and spaces? Is there scope to reduce road widths or provide shared-surface streets? Have opportunities to integrate bus routes into the development been fully utilised? Have the principles of traffic-calming set out in Places, Street and Movement been utilised where appropriate? Does the proposed design encourage a mixed community through the provision of a mix of housing types, sizes and tenures and through a mix of community facilities and other non-residential uses?
Creating Character
1. 2. 3.
4.
5. 6.
7.
Movement Networks
1. 2. 3. 4. 5. 6.
Creating a 1. Neighbourhood
100
Master Checklist 2
Master Checklist
Layout and Form 1. 2. Is the layout and form of the development appropriate to the context? Does the ratio of building height to street width create a successful sense of enclosure? Was the width of existing streets in the area a starting point for defining the width of streets within the new development? Has each space been clearly defined in terms of its boundaries and its function? Has a hierarchy of public spaces been established throughout the development? Has a hard and soft landscaping strategy been established early on in the design process? Has thought been given to street furniture and surfacing to produce a robust public realm which avoids visual clutter? Do dwellings front onto the street? Do principal entrances open onto it? Has overlooking of the street been maximised through the positioning of windows? Have blank facades been avoided? Are pedestrian and cycle routes, legible, clearly signposted and well lit? Have public spaces been clearly defined in terms of their boundaries and function? Have the guidelines for layout of 'Secured By Design' been taken into account in the layout of the public, private and communal spaces? Have the principles of Inclusive Design and Mobility been taken into account in the layout of the public, private and communal spaces? Has best practice from "Part M of the Building Regulation" been taken into account for access arrangements? Has car parking been accommodated without compromising environmental quality? Has enough storage capacity been provided within the dwelling/ dwelling house for waste and recycling? Have communal storage areas for waste and recyclables been considered, that are safely and conveniently accessible by the residents (including considerations of disabled access) and the waste disposal officers and their waste disposal vehicles? Have storage
3. 4. 5. 6.
Ownership and 1. Security 2. 3. 4. 5.
Layout, Safety, Inclusive Design and Mobility
1.
2. 3.
Car Parking
1.
Waste Storage and Recycling Facilities
1. 2.
101
2 Master Checklist
Master Checklist
requirements and site layout been checked with the relevant Waste Manager in Environmental Health? Where external communal waste and recycle storage areas have been considered, is there enough space for the different types of waste bins? Has there been an allowance for possible future changes to recycling requirements? Is the publicly accessible and visible storage area enclosed by a shelter or enclosure that is sympathetic to the character of the development and right for its location?
3.
[4] Building Form and Siting Building Lines and Setbacks 1. 2. Has a strong building line been established which creates continuity of frontage and defines the public realm? Where space for vehicular access to rear parking is required between buildings, can the building line be maintained by bridging over at first floor level? Is there an established building line that should be followed and maintained? Where buildings have varied setbacks is there a strong and continuous boundary treatment? Has careful thought been given to the appropriate setback for the buildings? Has the setback been determined by the surrounding character and road hierarchy? Are boundaries between public and private space clearly defined? Is the type, form or materials used for the boundary appropriate to the context? Do the heights of buildings adequately reflect there context? Has the scope for taller development been fully considered? Where appropriate, can a variation in height for a few carefully placed buildings e.g. on corners, at entrances, at the end of vistas or around open space add variety to the scheme? Has the distance between front elevations been determined by the character of surrounding road widths? Is adequate privacy achieved between opposing habitable room windows? Does the proposal avoid excessive increases in sense of enclosure to surrounding properties?
3.
4.
Boundaries
1. 2.
Building Size and Scale
1. 2. 3.
Privacy and Outlook
1. 2. 3.
102
Master Checklist 2
Daylight and Sunlight 1. Has overshadowing or loss of daylight/sunlight to existing buildings been addressed? Have the Building Research Establishment's guidelines been met? Will new development gain sufficient levels of natural light? Has consideration been given to the construction techniques used to enable adaptability of buildings in the future? Have the principles of "lifetime homes" and "smart" technology been used to ensure dwellings are adaptable to the future needs of the occupiers? Have the guidelines for layout of Secured By Design been taken into account in the design of building lines, setbacks, boundaries? Have the principles of Inclusive Design and Inclusive Mobility been considered? Has best practice from Part M of the Building Regulation been taken into account for access arrangements? Have Lifetime Homes standards been considered in the design of the building (such as the adaptability to changing life circumstances of the occupants of a home in its life cycle; see also criteria Hea 4 in the Code for Sustainable Homes)? Is there a possibility any protected species of fauna (such e.g. bats, badgers, newts) or flora are on the site or the site adjoining it? If so, has the Nature Conservation Officer been contacted to check mitigation measures? Are there other opportunities to retain and enhance native fauna and flora on site? Have native species been used in the planting rather than exotic plants?
2. Flexibility, Adaptability and Change 1. 2.
Safety, Inclusive 1. Design and Mobility 2.
3.
4.
Biodiversity
1. 2. 3. 4.
[5] Materials and Architectural Detailing Materials and Architectural Detailing 1. 2. Have appropriate materials been used? Has consideration been given to the building materials used locally? Is there a strong local architectural character in the area or street that should be considered in the choice of materials and design and detailing of the building? What are typical colors or hues for bricks and pointing? What bond has been used? Have clay and slate tiling been considered as roofing material? Have appropriate roof forms and configurations been used? Do they reflect local context?
3. Architectural Detailing 1.
103
2 Master Checklist
2. 3. 4. 5. Has consideration been given to the detailing of building areas such as the size and positioning of doors and windows? Are there balconies and other decorative features used in the locality that could be employed in the new development? Have front entrances been located to open onto or towards the public street? Has it been made sure that garage doors do not dominate the front of dwellings? Is the design of garage doors of appropriate scale and architecturally sympathetic to the new dwelling? Have decorative details been considered that are appropriate to the material used and the location and add to the visual character of a building? Has local distinctiveness and identity been strengthened through the use of local materials for walls, fences and gates? Have local or regional plant species been used for hedges? Have locally typical ironmongery and decorative features been used to front the boundaries of dwellings? Has appropriate consideration been given to the design of interface areas and how they look from the street or other communal areas? Has consideration been given to the incorporation and sympathetic design of cycle storage; meter boxes; service entries and inspection boxes; storage for recycling waste; storage for home deliveries? Have rainwater goods been sympathetically designed? Has access for refuse and emergency vehicles been considered in the design of communal areas? Have areas for refuse and recycling been considered? Is there enough lighting to make the place safe and navigable and to enhance the feel of security? Has high quality and appropriate lighting and lighting posts been chosen for the area? Has energy efficient lighting been considered? Has the place been lit for people rather than purely for traffic? Have the use of soft landscaping and permeable surfaces been considered for private front gardens and communal areas instead of hard landscaping and impermeable surfaces?
6.
Boundaries
1. 2. 3.
Design of Front Gardens, Interface and Communal Areas
1. 2.
3.
4.
5.
[6] Sustainable Development Energy Conservation 1. 2. 3. Have measures been considered to minimise energy consumption and maximise recycling during construction? Does the layout of development take best advantage of passive solar gain whilst ensuring sufficient shading during summer months? Are sufficient levels of internal natural light likely to be achieved to prevent the need for artificial light within main rooms?
104
Master Checklist 2
4. 5. 6. 7. Has exposure to prevailing winds been minimised whilst retaining sufficient cooling breezes in summer? Subject to context, have terraced houses been used to minimise heat losses from dwellings? Is the development suitable for the incorporation of renewable energy sources? If so, have these been incorporated? Will the development meet or exceed the insulation requirements of Part L of the Building Regulations? Will the development incorporate measures to minimise water consumption? Has consideration been given to types of planting that minimise the need for watering? Is there scope for recycling grey or black water? If so, has this been incorporated? If development is of a sufficient scale, have suitable sustainable drainage systems (SuDS) been incorporated? Has sufficient and adequate space been provided for the recycling of domestic waste? Has consideration been given to the minimisation of waste produced during construction?
Water Supply and Drainage
1. 2. 3. 4.
Waste
1. 2.
105
Glossary 3
106
Glossary 3 Appendix 3 Glossary

Terms access points Explanations An urban design term. Entry situation into a certain area or (building) site within the urban framework of a town or settlement or formation of building at such a site. An access point could be marked e.g. by one or more landmark buildings, as particular nodal point or a specially design public space. See also linkages, gateways. Access Statements would explain how a development complies with Part M of the Building Regulations, which set out the minimum standard for an accessible environment in regard to physical barriers, such as for wheelchair users or physically impaired people. Access Statements are a Building Control (BC) function that does not necessarily involve the Local Government Building Control team. See also Design and Access Statement. Accessibility (in urban design terms) refers to the ability of people to move around in an area and to reach places and facilities, including elderly and disabled people, those with children and those encumbered with luggage. Permeability, legibility or the understanding of the pedestrian network by its users can also play a role in accessibility. Urban design and planning term. A house frontage that has more functions than just to be a dwelling or an office, such as retail, commercial buildings and community facilities that attract frequent visitors. Active frontages are usually along main pedestrian routes and around major squares in town and neighbourhood centres. See also front elevation. In urban design and planning terms, activity will be encouraged through active frontages and a good mix of uses over different times of the day. This will attract people and therefore there will be less opportunity for crime. Adaptability (in sustainable design & the context of the RDG) is the capacity of a building or space to be changed so as to respond to changing social, technological or economic needs and conditions. Housing for sale, rent or equity sharing provided with one element of subsidy in order that it is accessible, in perpetuity, to people whose income are not sufficient to enable them to afford adequate housing locally on the open market. Statement by the developer, which explains how the developer will meet the affordable housing requirements as set out by policies in the local development plan and the regional development plan, if those requirements have not been adopted by the local development plan yet. In some cases the local planning authority may require information concerning both the affordable housing and any market housing e.g. the numbers of residential units, the mix of units with numbers of habitable rooms and/or bedrooms, or the floor space of habitable areas of residential units, plans showing the location of units and their number of habitable rooms and/or bedrooms, and/or the floor space of the units. If different levels or types of affordability or tenure are proposed for different units this should be clearly and fully explained. The affordable housing statement should also include details of any Registered Social Landlords acting as partners in the development. An Air Quality Management Area (AQMA) must be declared where monitoring and modelling indicates that the objectives in regard to EU air quality standards are not likely to be met. This is based on predicted exceedence of levels of nitrogen dioxide and particular matters (PM5, i.e. particles or dust of a certain size that have be identified to be most adverse to breathing health) for identified areas within a LPA on the basis of annual measurements of air quality. A designation made by a local authority where an assessment of air quality results in the need to devise an action plan to improve the quality of air. Amenity or amenities are any tangible or intangible benefits of a property, especially those which increase the attractiveness or value of the property or which contribute to its comfort or convenience. Tangible amenities might include fitting and features in the house, such as WC, garden or garage, and the closeness of the property to the location of schools, public transport, parks or other facilities. Amenity in the RDG mostly refers to the intangible benefits such as sufficient level of daylight, privacy and sense of enclosure.
Access Statement
accessibility
active frontage
activity
adaptability
affordable housing
Affordable Housing Statement
Air Quality Management Area (AQMA)
Air Quality Management Strategy (AQMS) amenity
107
3 Glossary
application drawings Clear and informative plans, drawings and reports that must be submitted with planning applications to ensure that the scheme can be properly assessed. This should include (list not exhaustive): a location plan based on 1:1250 or 1:2500 Ordnance Survey mapping that shows the application site outlined in red, and a site survey plan of the site at between 1:500 and 1:200 showing existing features within and adjoining the site, e.g. trees, buildings, boundary features, roads, footpaths levels; floor plans at 1:100 or 1:50 showing existing and proposed buildings on the site and adjacent buildings in outline and with the proposal in the context of neighbouring buildings, and sectional drawings (1:100/ 1:50) with cross-sections. See under Air Quality Management Area. An assessment of the potential archaeological interest of a site or building. This can be either a desk-based assessment or a field assessment, involving ground survey and small-scale pits or trial trenching carried out by professionally qualified archaeologist(s) looking for historical remains. Additional details on windows, doors, tiles, brickwork and fencing etc. that have a mostly decorative character and usually relate to the architectural period of the building and the vernacular style of that area. See also under vernacular, Victorian or Edwardian. Direction removing some or all permitted development rights, for example within a conservation area or curtilage of a listed building. Article 4 directions are issued by local planning authorities. New houses built in the back (garden) of existing, mostly residential buildings. A balcony is a kind of platform projecting from the wall of a building, supported by columns or console brackets, and enclosed with a balustrade. The traditional Maltese balcony is a wooden closed balcony projecting from a wall. A unit with a regular balcony will have doors that open up onto a small patio with railings. A French balcony is actually a false balcony, with doors that open to a railing with a view of the courtyard or the surrounding scenery below. See also loggia. See under Biodiversity Action Plan. An architectural detail. A barge-board is an inclined board (often decorated) above a gable-end, and under the barge-course (and gable roof) and covering the barge-couples (the structure holding the gable-end in place) or sometimes used instead of the last. A non-statutory plan (and an ongoing process) to support objectives for nature conservation at a local level. A Biodiversity Action Plan (BAP) should contain (not exhaustive) an overview of the current local knowledge about the biodiversity resources and threats at the area, a list of priority species; and species and habitat action plans; identifying partners, sources of finance and advice; and a long term monitoring programme. Waste water that is highly contaminated (usually more contaminated than grey water) such as water from toilets and kitchen sinks. Larger volumes of grey or black water can be recycled together using systems that that treat water the same way as sewage treatment works. A city block, urban block or simply block is a central element of urban planning and urban design. A city block is the smallest area that is surrounded by streets. City blocks are the space for buildings within the street pattern of a city; they form the basic unit of a city's urban fabric. City blocks may be subdivided into any number of smaller lots or parcels of land usually in private ownership, though in some cases, it may be other forms of tenure. City blocks are usually built-up to varying degrees and thus form the physical containers or 'streetwalls' of public space. Most cities are composed of a greater or lesser variety of sizes and shapes of urban block. See also grid street pattern. The layout of a residential or city quarter in block structure. See under block. See also distorted grid structure. A bond is the system the bricks are set within a wall. Alternative bricks (with the long side (stretcher) and short side (header) outwards) create a stronger wall, and creates pattern, called bonds, such as the Flemish bond or English bond. The Borough relates to the administrative area of Watford Borough Council and covers the entire development plan area.
AQMA Archaeological Assessment / Evaluation
architectural detailing
Article 4 Direction
backland development balcony
BAP (or LBAP) bargeboard
Biodiversity Action Plan (BAP)
black water
block
block layout
bond (of bricks)
borough
108
Glossary 3
BRE (Building Research Establishment) BREEAM standard A world leading company for research, consultancy, training, testing and certification delivering sustainable design solutions and innovation across the built environment and beyond. The BREEAM standard for residential development did set the basis for the 'Code for Sustainable Homes' standard that had been adopted by the Government in December 2006 first time. See under Code for Sustainable Homes. The Hertfordshire Sustainable Design Guide as published on http://www.hertslink.org/buildingfutures . A planning tool usually used in Design Codes. An imaginary line up to which the ground floor faade can be built. The government's advisor on architecture, urban design and public space, promoting design and architecture to raise the standard of the built environment. See also under http://www.cabe.org.uk/ . An architectural detail. A canopy is an overhead roof or structure that is able to provide shade or shelter. A canopy (building) is an architectural projection that provides weather protection, identity or decoration, and is supported by the building to which it is attached and a ground mounting, by not less than two stanchions (upright support posts). A canopy comprises a structure over which a fabric or metal covering is attached. Canopies can also stand alone, such as a fabric covered gazebo or cabana. A certificate, which confirms that planning permission, is not required for a proposal. A change in the way that land or buildings are used (see Use Classes Order). Planning permission is usually necessary in order to change from one 'use class' to another. A term relating to Conservation Areas or Listed Buildings, but also to the appearance of any rural or urban location in terms of its landscape or the layout of streets and open spaces, often giving places their own distinct identity. See also Character of the Area Appraisal, Character Area. Also referred to as Conservation Area Character Appraisal or Conservation Area Appraisal; a published document defining the special architectural or historic interest that warranted the area being designated. An area with a uniformity of character and where certain architectural and urban design elements (such as building lines, front boundary treatments, roof and window forms, materials and building form, and form and size of gardens) determine the character. A document which sets out to describe what the character of a place is like. Usually it will define character areas where the character has uniformity although it is possible to state that an area's character is mixed. See under Combined Heat and Power. See also renewables. Also referred to as sill, sole or sule. Lower horizontal part of a door-or window-frame or horizontal timber (usually called a cill-beam, ground-cill, or sole-piece or -plate) at the bottom of a timber-framed wall. The Clear Sky Programme is a low carbon building programme by the previous Government Department for Transport and Infrastructure. Launched on 1 April 2006, Phase 1 of BRE's Low Carbon Buildings Programme will run over four years and replaces the previous DTI Clear Skies and Solar PV programmes. Code for Sustainable Homes is a new national standard for sustainable design and construction. In February 2008, the government published the Code on the 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. The combined production of heat, usually in the form of steam, and power, usually in the form of electricity. Although not a renewable energy technology, this is a very efficient use of fuel and reduces overall carbon emissions.
Building Futures guide
building line
CABE
canopy
Certificate of Lawfulness Change of Use
character (of the area)
Character Appraisal
Character Area
Character of the Area Appraisal
CHP cill
Clear Sky Programme
Code for Sustainable Homes
Combined Heat and Power (CHP)
109
3 Glossary
Commission for Architecture and the Built Environment communal space community facility The government's advisor on architecture, urban design and public space, promoting design and architecture to raise the standard of the built environment. See also under http://www.cabe.org.uk/ . Semi-public areas shared by a group rather than open to all, such as courtyards. A facility that serves the wider community, such as a post office, pharmacy or doctors surgery, sports or recreational facility. See also amenity. Requirements attached to a planning permission to limit, control or direct the manner in which a development is carried out. Approval of planning permission by the relevant LPA (Local Planning Authority). See also enforcement, planning permission. Areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. See under Character Appraisal.
Conditions (or 'planning condition') consent
Conservation Area
Conservation Area Appraisal Conservation Area Consent conservatory
Consent required for the demolition of an unlisted building within a conservation area.
A conservatory is a structure which is built onto the side of a house, usually, to allow enjoyment of the surrounding landscape while being sheltered from adverse weather conditions such as rain and wind. The base, the knee stock, can be constructed of brick, breeze block, wood, glass or PVC. The roof may be of glass panels but is more usually of a plastic material which lets in sunlight. A detailed analysis of the features of a site or area (including land uses, built and natural environment, and social and physical characteristics) which serves as the basis for an urban design framework, development brief, design guide or other policy or guidance. The setting of a site or area, including factors such as traffic, activities and land uses as well as landscape and built form. Generally means the physical work necessary to change of use of a building from a particular use, classified in the use classes order, to another use. Can also mean the sub-division of residential properties into self-contained flats or maisonettes. A network of bus routes serving major destinations/corridors often having standards for frequencies, times of operation, vehicle quality, levels of bus priority and passenger information. Feeder networks link into the core networks. A required development plan document within the LDF, which sets out the long-term spatial vision for the Borough, along with the core policies and proposals that will be required to deliver that vision. All other Development Plan Documents must conform to the Core Strategy. See also LDF, development plan document (DPD). An architectural detail. Decorative projection along the top of a wall, originally used as a means of directing rainwater away. Rear courtyard parking: can be designed as an integral part of the overall site layout and can be a useful way of accommodating parking. Successful rear parking courtyards should be designed as places with car parking in them, rather than car parks. See for other types/ possibilities for parking in section 6.8 'Car parking'. References to the Council refer to Watford Borough Council. Layout that uses mainly cul-de-sacs in its street layout to avoid trough-traffic (as opposed to grid or distorted grid layouts). As pure cul-de-sac layouts create poor pedestrian permeability, they should be avoided, particularly on larger sites. Cul-de-sac layout can be usually found in relative new urban area (built in the 1970's to the 1990's), such as in the area around Jelicoe Road/Vicarage road In Watford and in the Rookerery area on the boundary to Three Rivers. See also layout, block layout.
Context (or site) appraisal
context (site context)
Conversions
Core and Feeder Public Transport Network
Core Strategy
cornice
courtyard parking
Council cul-de-sac layout
110
Glossary 3
culvert A conduit, esp. a drain, as a pipe-like construction of stone, concrete, or metal, that passes under a road, railroad track, footpath, etc. or through an embankment, usually used to either to pass smaller watercourses through urban areas or replace open watercourses by closed watercourses until they come onto the surface, mostly when the joint larger watercourses as contributories. Design and Access Statements (DAS) are documents that explain the design thinking behind a planning application and demonstrate how everyone, including disabled people, older people and young children will be able to use the place to be built. A Government Circular made Design and Access Statements a requirement for most types of planning applications, except for householder applications outside of Conservation Areas (or other designations that are currently nonexistent in Watford Borough Council). Strategies that aim to use natural light to minimise the use of artificial lighting during the day (Mendler and Odell, 2000). The DCLG is a Government department. It was created on 5 May 2006, with a powerful remit to promote community cohesion and equality, as well as responsibility for housing, urban regeneration, planning and local government. Widely, it covers the same offices replaces the offices of former ODPM, which replaced the offices of the former DETR (Department for Environment, Transport and the Regions, 1997 2001) and before that the DTLR (Department of Transport, Local Government and Regions) and the DoE (Department of the Environment, 1970 1997). Public and semi-public space that is 'defensible' in the sense that it is surveyed, demarcated or maintained by somebody. Defensible space is also dependent upon the existence of escape routes and the level of anonymity which can be anticipated by the users of the space. Department for Environment, Food and Rural Affairs is a current Government Department (2008). Its predecessors have been: Department for Environment, Transport and the Regions (DETR) under the Secretary of State for the Environment, Transport and the Regions (1997 - 2001) Department of the Environment (DoE) under the Secretary of State for the Environment (1970 - 1997). In the case of residential development, a measurement of either the number of habitable rooms per hectare or the number of dwellings per hectare. See also habitable rooms, character, and development pattern. The DCLG is a Government department. It was created on 5 May 2006, with a powerful remit to promote community cohesion and equality, as well as responsibility for housing, urban regeneration, planning and local government. Widely, it covers the same offices as the former ODPM, which replaced the offices of the former DETR (Department for Environment, Transport and the Regions, 1997 2001) and before that the DTLR (Department of Transport, Local Government and Regions) and the DoE (Department of the Environment, 1970 1997). See under DAS.
DAS
daylight strategy
DCLG
defensible space
DEFRA (Department for Environment, Food and Rural Affairs)
density
Department for Communities and Local Government
Design and Access Statement Design and Quality Standards (D&QS)
The Design and Quality Standards (D&QS) sets out the HCAs (Homes and Communities Agency's) requirements and recommendations for all new homes which receive Social Housing Grant (SHG). The prime expectation of the HCA is for Affordable Housing Providers to produce well-designed, good quality housing to meet identified needs in places where people want to live. The extent to which this objective is achieved is assessed against the following standards: 1. Internal environment (includes size, layout and service provision); 2. Sustainability (includes assessment through the Code for Sustainable Homes) and 3. The external environment (includes assessment against the Building For Life Criteria). A set of illustrated design rules and requirements which instruct and may advise on the physical development of a site or area. The graphic and written components of the code are detailed and precise, and build upon a design vision such as a masterplan or other design and development framework for a site or area. A design statement can be made at a pre-planning application stage by a developer, indicating the design principles upon which a proposal is to be based. It may also be submitted in support of a planning application. See pedestrian desire line.
Design Code
Design Statement
desire line
111
3 Glossary
determination The process by which a local planning authority reaches a decision on whether a proposed development requires planning permission. See under Department for Environment, Transport and the Regions, ODPM & DCLG. An architectural component or detail that does reduce the value, importance, or quality of the building, locality or neighbourhood and can affect the sense of place negatively. Development is defined by Section 55 of the Town and Country Planning Act 1990 as the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land. The demolition of a building is included as development. Most forms of development require planning permission (see also "permitted development"). The layout (structure and urban grain), density, scale (height and massing), appearance (materials and details) and landscape of development. A document setting out the local planning authority's policies and proposals for the development and use of land and buildings in the authority's area. It includes Unitary, Structure, and Local Plans prepared under transitional arrangements. It also includes the new-look Regional Spatial Strategies and Development Plan Documents prepared under the Planning & Compulsory Purchase Act of 2004. (see also under paragraph 2.3.1 in volume 1 of the Residential Design Guide). Any Local Development Document that forms part of the Development Plan. They are subject to independent examination by a Government appointed Inspector. Development Plan Documents include the Core Strategy and Area Action Plans. A Government Department, which is responsible for transport issues (except when devolved), in particular railway franchising and a range of executive agencies. The means by which disabled people (as defined in the Disability Discrimination Act 1995) can conveniently go where they want. A layout with a more or less irregular block structure, where streets do not sit in a right angle to each other etc. See under DEFRA, ODPM and DCLG. A dormer is a structural element of a building that protrudes from the plane of a sloping roof surface. Dormers are used, either in original construction or as later additions, to create usable space in the roof of a building by adding headroom and usually also by enabling addition of windows. Types of dormer window are Gable fronted dormer, Hipped roof dormer, Flat roof dormer, Shed dormer and Wall dormer. Any Local Development Document that forms part of the Development Plan. They are subject to independent examination by a Government appointed Inspector. Development Plan Documents include the Core Strategy and Area Action Plans. See under ODPM and DCLG. A self-contained building or part of a building used as a residential accommodation, and usually housing a single household. A dwelling may be a house, bungalow, flat, and maisonette or converted farm building. For Development Control purposes defined under Class C3 By s55(2) of the 1990 Act, as 'the use of any building or other land within the curtilage of a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse as such' not to be taken to involve development of the land. An easement is a right enjoyed by the owner of land over the land of another: such as rights of way, rights of light, rights of support, rights to a flow of air or water. An easement must exist for the accommodation and better enjoyment of the land to which it is annexed; otherwise it may amount to a mere licence. Easements are created by express grant (i.e. by formal deed) or prescription. The 'dominant tenement' is the land owned by the possessor of the easement, and the 'servient tenement' is the land over which the right is enjoyed. See also Right of way.
DETR detractor
development
development form
Development Plan
development plan document (DPD)
DfT (Department for Transport) Disabled Access
distorted grid
DoE dormer (window)
DPD
DTLR dwelling & dwelling house
easement strips
112
Glossary 3
eave The line along the sidewall formed by the intersection of the planes of the roof and wall. Eaves usually project beyond the side of the building generally to provide weather protection. EcoHomes is a system, which was developed by the Building Research Establishment (BRE), to minimise the environmental impact of, particularly, affordable housing built by Registered Social Landlords (RSLs) with Housing Corporation funding. EcoHomes has been now further developed into the Code for Sustainable Homes and been adopted by the DCLG. Science about fauna and flora and how they exist in their environments, natural (biotope) and physical environments (habitat). The boundary of a development site. The edge of site sometimes need special treatment or design consideration to embed new development within neighbouring areas or sometimes for nature conservation reasons. The building period immediately after the Victorian Period (around 1905 until the interwar period (1920)). It is generally similar to the Victorian period in that it is essentially a vernacular style but there are differences in the use of materials the size of the buildings/ window details and to interiors. In Watford, terraced houses from the Edwardian years are generally of similar plans to Victorian terraces though the smaller types were no longer built. Their appearance is similar though original more complex glazing bar patterns were common, as was the use of darker red bricks and natural colour rough render. Roofs had prominent chimneystacks and were slate covered - later often with decorative ridge tiles. The houses typically have front projecting bay windows or gables. Gables may have Mock Tudor timber details. The legislation relating to Environmental Assessment comes from EC Directive 85/337EEC Domestic Legislation comes into effect with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, and DETR Circular 02/99. One of the most powerful tools in the arsenal of those opposing adverse developments, albeit that it does not cover every development. The actual facade (or face) of a building, or a plan showing the drawing of a facade. The use of a building to create a sense of defined space, such as a courtyard, a street or a city square. See under EST. Procedures by a local planning authority to ensure that the terms and conditions of a planning decision are carried out, or that development carried out without planning permission is brought under control. English Heritage is a non-departmental public body of the United Kingdom government (Department for Culture, Media and Sport) with a broad remit of managing the historic environment of England. Government advisors with responsibility for all aspects of protecting and promoting the historic environment. English Heritage is responsible for advising the government on the listing of historic buildings. See under EIA.
EcoHomes
ecology
edge of site
Edwardian (architecture)
Edwardian terrace
EIA
elevation enclosure
Energy Saving Trust enforcement action
English Heritage
Environmental Impact Assessment (EIA) Environmental Statement (EA)
The result and report for an Environmental Impact Assessment (EIA). Environmental Statement is a legislative requirement for certain applications according with the EIA Regulations 1999 (see also paragraph 10.2.1) and would outline the elements of the scheme that address sustainable development issues, including the positive environmental, social and economic implications. Environmental Statements would not be specifically mentioned as an additional information requirement for an application by the LPA. See also text under Sustainability Statement. Energy Saving Trust is a non-profit organisation jointly funded by the British Government and the private sector in order to help fight climate change by promoting the sustainable use of energy, energy conservation and to cut carbon dioxide emissions in the United Kingdom. The EST gives consumer level advice on climate change, energy saving, domestic power
EST
113
3 Glossary
generation, waste, and water conservation and manages phase 1 of the Low Carbon Building Programme which provides grants for the installation of microgeneration technologies in a range of buildings. extension (i.e. house extension) fauna first floor extension Flood Plain (functional flood plain) The definition of house in the guide includes bungalows but excludes flats or maisonettes. "Extension" means all additions to the house whether attached or not and includes garages. Entity of all animals. Extension, which would be constructed above a previously built ground floor extension. The Flood Plain, also referred to as functional flood plain or Flood Zone 3b, comprises land, where water has to flow or be stored in times of a flood event. SFRAs should identify this Flood Zone (land which would flood with an annual probability of 1 in 20 (5%) or greater in any year or is designed to flood in an extreme (0.1%) flood, or at another probability to be agreed between the LPA and the Environment Agency (including water conveyance routes)). A FRA, also referred to as site/development related flood risk assessment, is a report that outlines the main flood risk to a development site and presents recommendations for mitigation measures to reduce the chance of a flood risk event and the impact of flooding to the site and surrounding areas. In England, PPS 25 is the official document that regulated the assessment of flood risk and seeks to control development in flood plains. The Flood Zones are the starting point for the sequential approach for development site selection. Zones 2 and 3 are shown on the Environment Agency Flood Map with Flood Zone 1 being all the land falling outside Zones 2 and 3. These Flood Zones refer to the probability of river (and sea) flooding only, ignoring the presence of existing defences. Areas with a higher probability of river flooding are falling into the Zone 2 (medium probability), Zone 3a (high probability) and 3b (the functional flood plain). Entity of all plants. A point that attracts attention and therefore serves as a reference point and the visual orientation in an urban environment (see also under legibility). A focal point could be a landmark or landmark building, an important square or a particular urban situation. The front elevation of a building. A gable is the generally triangular portion of a wall between the edges of a sloping roof. A gable could be at the end of a roof, of a gablet or a gabled dormer window (or gable fronted dormer). A landmark or particular structure in an entrance situation. Gateways are in high profile, heavily travelled locations and, therefore subject to wide public exposure and influence. Their design requires a very thorough treatment that engages and enlists public support. See under General Permitted Development Order (GPDO). The Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 General Permitted Development Order (GPDO). Amend/ updates regulations on permitted development rights as defined by Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995. A set of regulations made by the government which grants planning permission for specified limited or minor forms of development, classified as permitted development (rights) as defined by Part 1 of Schedule 2 to the Town and Country Planning (General Permitted Development) Order 1995. A policy area forming a ring some 30 to 40 kilometres wide around London (and other major cities) designed to prevent urban sprawl and the merging of settlements. Similar to definition of open spaces, but not including areas that do not have vegetation, such as civic squares or water surfaces. PPG17 states: Green spaces in urban areas perform vital functions as areas for nature conservation and biodiversity and by acting as 'green lungs' can assist in meeting objectives to improve air quality.
Flood Risk Assessment
Flood Zone
flora focal points
frontage gable
gateways
GDPO GDPO Amendment
General Permitted Development Order (GPDO)
Green Belt
green space
114
Glossary 3
grey water Waste water that is collected from showers, baths, wash basins and air conditioning condensate, and which can be treated for reuse as potable water for uses such as toilet flushing. This would require basic disinfectant and microbiological treatment. The grid plan (or gridiron plan) is a type of city plan in which streets run at right angles to each other, forming a grid. The grid plan dates from antiquity and originated in multiple cultures; some of the earliest planned cities were built with blocks divided by a grid of straight streets, laid out in perfect right angles, running north-south and east-west. Each block might be subdivided by small lanes. See under grid (plan) and block (layout). Extension, which solely covers the ground floor (and does not extend into an upper floor). Heat pumps convert low grade thermal energy from a constant temperature source, such as the ground or a body of water, to high grade energy that can be used for space heating or hot water. See under ground source heat pumps. A room such as a living room, study, dining room or bedroom intended for sitting and sedentary work, eating or sleeping. It should include all such rooms in a basement and attic accessed by fixed stairs and naturally lit and any kitchen providing space for sitting or eating over and above that required for the preparation of food. Man-made elements of a landscape scheme including paving, walls and fencing, tree grilles, street furniture (streets, bollards and railings) and public art. See under Homes and Communities Agency. The hierarchy of roads categorizes roads according to their functions and capacities. While sources differ on the exact nomenclature, the basic hierarchy comprises Motorways, Primary and Non-primary A-roads, B and C roads, and local collector roads (tier 1 - 3) and neighbourhood streets (side streets or cul-de-sacs). A publicly maintained road, together with footways and verges. See also under Public Right of Way. Her Majesty Stationary Office, the publication Centre of the Government (central government), the Secretary of State and the Queen, usually with Crown copyrights. The Homes and Communities Agency joins up the delivery of housing and regeneration under one roof, bringing together the functions of English Partnerships, the investment functions of the Housing Corporation, the Academy for Sustainable Communities, and key housing and regeneration programmes previously delivered by Communities and Local Government, including the Thames gateway, Housing Market Renewal, Decent Homes. The role of the HCA is to create opportunity for people to live in high quality, sustainable places, to provide funding for affordable housing, bring land back into productive use and improve quality of life by raising standards for the physical and social environment. The development or application for development to a residential property (as defined under the The Town and Country Planning (General Permitted Development) Order 1995), such as an extension, roof conversion or conversion of a conservatory to a room as part of the house or ground floor flat, is a householder application. However a conversion of a house to flats or erection of new houses is NOT householder development. The Housing Corporation is now called the Homes and Communities Agency. See under Homes and Communities Agency. The use within development of elements which relate well in size to an individual human being and their assembly in a way which makes people feel comfortable rather than overwhelmed. Inclusive design is based on a social model of disability and shifts from a solely special needs orientated approach to one of accommodating different needs by designing in flexibility. This approach embeds the need for wheelchair accessible homes in mainstream provision. In that way, the inclusive design tries to avoid separation (of different needs) and restrictive choice.
grid (plan)
grid street pattern ground floor extension ground source heat pumps
GSHP habitable room
hard landscaping
HCA hierarchy of roads
Highway
HMSO
Homes and Communities Agency
householder development
Housing Corporation
human scale
Inclusive Design
115
3 Glossary
Inclusive Mobility Inclusive Mobility provides the standards and guidance for the external built environment, including access and mobility issues. Although the main purpose of these guidelines is to provide good access for disabled people, designs that satisfy their requirements also meet the needs of many other people. Inclusive Mobility standards are set out in a DfT publication Inclusive Mobility: A guide to best practice on access transport infrastructure 2002. See also Inclusive Design. The development of a relatively small gap between existing buildings Infrastructure typically refers to the technical structures that support a society, such as roads, water supply, wastewater, power grids, flood management systems, telecommunications (internet, telephone lines, broadcasting). Basic services necessary for development to take place, for example, roads, electricity, sewerage, water, education and health facilities. Type of architectural detail, usually used for fencing, gates and entrance situations. Relationship between mostly two different buildings (or more buildings) or other tree dimensional urban design elements. A building or structure that stands out from its background by virtue of height, size or some other aspect of design. See also legibility, sense of place. Visible features of an area of land, including but not limited to natural elements such as landforms, terrain shape and elevation, or bodies of water; and human elements such as structures, buildings, fences or other material objects created and/or installed by humans. Refers to any activity that modifies the visible features of an area of land, including but not limited to living elements, such as flora or fauna; or what is commonly referred to as Gardening, the art and craft of growing plants with a goal of creating a beautiful environment within the landscape but natural elements such as landforms, terrain shape and elevation, or bodies of water; and human elements such as structures, buildings, fences or other material objects created and/or installed by humans; and abstract elements such as the weather and lighting conditions. As an urban design term, the way buildings, routes and open spaces are placed in relation to each other. See under Local Development Framework. Legibility is the degree to which the design of an urban area is easy to understand and therefore navigable for pedestrians, cyclists and other modes of transport. Good legibility can support the accessibility of an area. Lifetime Homes' standards go further than Part M with the idea that, by careful design, homes can be adapted in response to the changing needs of their occupants. This flexibility benefits parents with small children, older people and many but not all disabled people. The Joseph Rowntree Foundation first introduced the standards in 1991. Many local authorities, (especially following the introduction of the London Plan in 2004) have incorporated them into their planning policies. Lifetime Home standards have been included as one of the criteria in the Code for Sustainable Homes and are currently under review for incorporation into BS 8300:20018 so are likely to be incorporated into any future revisions to Part M. See also Inclusive Design and Part M (of Building Regulations). Buildings protected under the Planning (Listed Buildings and Conservation Areas) Act 1990 as buildings of special architectural or historic interest. For such a building further restrictions apply to the type of works that can be undertaken without planning permission or Listed Building Consent. Type of planning consent. Listed building consent needs to be obtained for Statutory Listed Building works (or alterations), that needs to be obtained in addition to planning permission. S7 of the LBCA Act 1990 makes it a criminal offence to carry out works or demolish a listed building without consent In addition s38 allows for the issue of a 'Listed Building Enforcement Notice', there is no stop notice procedure, due to the criminal proceedings provisions, otherwise similar provisions apply as they do to other enforcement notices, with a more stringent sting, as an example the notice can require that the building is restored to its former state.
infill development infrastructure
ironmongery juxtaposition
landmark (and landmark building) landscape
landscaping
layout
LDF legibility
Lifetime Homes' standards
Listed Building
listed building consent
Listed building enforcement notices:
116
Glossary 3
Local Development Document (LDD) Local Development Framework (LDF) Local Development Scheme (LDS) local distinctiveness Some of the documents that form part of the LDF, specifically DPDs, SPDs and the SCI.
The replacement for Local Plans. A portfolio of policy documents which will provide the framework for delivering the spatial planning strategy for Watford. A document setting out the programme for the preparation of the different documents that makes up the LDF. It is reviewed on an annual basis. It is part of the LDF, but not a DPD. The positive features of a place and its communities which contribute to its special character and sense of place. Loggia is the name given to an architectural feature, which is often a gallery or corridor generally on the ground level, or sometimes higher, on the facade of a building and open to the air on one side, where it is supported by columns or pierced openings in the wall on the other 3 sides. The loggia can also be an alternative architectural element to the portico, as a recessed portico. The loggia has the advantage of being more sheltered from wind and rain than a balcony. See also balcony . Local Planning Authority: the local authority that decides all types of planning applications and prior approval applications. For planning applications for a normal development proposal this would be typically the Local Authority, such as Watford Borough Council. For applications relating to county matters, such as Minerals and Waste applications and prior approval applications, the local authority would be the relevant county council, such as Hertfordshire County Council. An office development (B1 Use Classes order 1987) of 1,500 square metres or any retailing, leisure, cinema, conference and education developments with high trip generation rates that also exceed the floorspace thresholds as set out in Annex D of PPG13 (2001). A material consideration is a planning matter that is relevant to an application in its determination, such as Development Plan Documents (DPD). The range of matters that can be considered as "material" is very wide and can include e.g. representation made by the public, comments from statutory and non-statuary organisations, draft plans, design issues and development impacts. The loss of property value or a loss of a view, for example, would not be considered a material consideration. The LPA will decide how much weight to attach to each material consideration. Mixed-use development is the practice of allowing more than one type of use in a building or set of buildings. In planning terms, this can mean some combination of residential, commercial, industrial, office, institutional, or other land uses. The Tudorbethan Style of the 20th century (also called Mock Tudor or Tudor Revival), first manifested itself in domestic architecture beginning in the United Kingdom in the mid to late 19th century based on a revival of aspects of Tudor style. See also Victorian terrace. See also Victorian architecture / terrace. In planning, people and vehicles going to and passing through buildings, places and spaces. The movement network can be shown on plans, by space syntax analysis, by highway designations, by figure and ground diagrams, through data on origins and destinations or pedestrian flows, by desire lines, by details of public transport services, by walk bands or by details of cycle routes. Network of streets, roads, cycle-ways and pedestrian routes.See also under movement and hierarchy of roads. Natural surveillance is a term used in "Crime Prevention Through Environmental Design" (CPTED) and "Defensible Space" models for crime prevention. These models rely on the ability to influence offender decisions preceding criminal acts. Natural surveillance occurs by designing the placement of physical features, activities and people in such a way as to maximize visibility and foster positive social interaction. Potential offenders feel increased scrutiny and limitations on their escape routes. Natural surveillance is enhanced by e.g. active frontages or clever design or measures, also known as 'Secured by Design'. The protection, management and promotion of wildlife habitat for the benefit of wild species, as well as the communities that use and enjoy them.
loggia
LPA
major development
material considerations
mixed-use development
Mock Tudor
movement
movement network
natural surveillance
nature conservation
117
3 Glossary
Nature Reserve Land managed for the purpose of protecting flora and fauna. They are established by the local authority in consultation with English Nature and are subject to management plans. Urban design element that connects two or more areas (such as a street as a major nodal point in citywide and neighbourhood terms) and mostly acts at the same time as a core or central core within a neighbourhood or a town centre, if other functions have been added to e.g. the transport function. A place where activity and routes are concentrated often used as a synonym for junction. A window with frosted glass or similar, that is obscured for reasons to maintain privacy in neighbouring properties. A Government Department, which replaced the offices of the former DETR (Department for Environment, Transport and the Regions, 1997 2001) and before that the DTLR (Department of Transport, Local Government and Regions) and the DoE (Department of the Environment, 1970 1997). All space of public value, including public landscaped areas, playing fields, parks and play areas, and also including not just land, but also areas of water such as rivers, canals, lakes and reservoirs, which can offer opportunities for sport and recreation or can also act as a visual amenity and a haven for wildlife. Original means a 'dwellinghouse, as it existed on 1 July 1948 including any extensions completed before that date, or a property completed after 1 July 1948 excluding later additions. An extension that already existed on 1 July 1948. A amenity quality or performance standard of a dwelling, having an unobstructed view usually from habitable / main room windows measured by the dimensions / distances to neighbouring walls of the same or neighbouring buildings (measured at a right angle to the exterior face of each storey of the building). Feature(s) or building(s), that dominate(s) its (their) surroundings too much.
nodal point
obscured window
Office of the Deputy Prime Minister (ODPM)
Open Space
original
original extension outlook
overbearing feature / building over-development
An amount of development (for example, the quantity of buildings or intensity of use) that is excessive in terms of demands on infrastructure and services, or impact on local amenity and character. A term used to describe the effect when a development or building affords an outlook over adjoining land or property, often causing loss of privacy. The effect of a development or building on the amount of natural light presently enjoyed by a neighbouring property, resulting in a shadow being cast over that neighbouring property. The Building Regulations, in 'Approved Document Part L (2006)', set out the minimum requirements for building insulation and air tightness of new builds and extensions. See also Part L under 'Principles of Energy' in the 'Building Futures Guide'. The Building Regulations, in 'Approved Document Part M (2004)', set out the minimum requirements for accessibility that all new homes are statutorily obliged to meet. It makes only a basic provision for inclusive design, with its focus on ensuring disabled people can visit new homes and does not facilitate full independent living for all disabled people. However, building adaptations and standards in regard to other impairments or disabilities, such as signage and lighting (for visual impaired people) are not covered by Part M of the Building Regulations. Passive solar technologies are means of using sunlight for useful energy without the use of active mechanical systems (as contrasted to active solar). Such technologies convert sunlight into usable heat (water, air, and thermal mass), cause air-movement for ventilating, or store heat for future use, with little use of other energy sources. A common example of passive solar design is a solarium towards the south or south-west of a building. See under development form.
overlooking
overshadowing
Part L (of Building Regulations)
Part M (of Building Regulations)
passive solar
pattern of (existing) development
118
Glossary 3
pedestrian desire line Shortest and barrier free way, and therefore desired connection between two points for a pedestrian. Urban design concept that should be considered in the design of pedestrian ways and connections (including pedestrian crossing points). Pebbledash is a popular surface coat, also known as pebble dash/render dash, consisting of a thick cement base coat covered with a thin coat of render and small stones. If small stones or chippings are thrown onto the sand and cement mix already applied to the wall surface, the finish is known as a peppledash surface. A pergola is a garden feature forming a shaded walk or passageway of pillars that support cross beams and a sturdy open lattice (network of beams). A perimeter block is a type of city block which is built up on all sides surrounding a central space that is semi-private. They are usually between 4 and 7 storeys in height, and may contain a mixture of uses, with commercial or retail functions on the ground floor. Perimeter blocks are a key component of many European cities and are an urban form that allows very high urban densities to be achieved without high-rise buildings. See under block (development). The degree to which an area has a variety of pleasant, convenient and safe routes through it. Also referred to as 'pervious surface', is a surface or paving material that allows water to penetrate to the ground below. Permission to carry out certain limited forms of development without the need to make an application to a local planning authority, as granted under the terms of the Town and Country Planning (General Permitted Development) Order. Photovoltaic systems use cells to convert sunlight into electricity. The PV cell consists of one or two layers of a semi conducting material, usually silicon. When light shines on the cell it creates an electric field across the layers causing electricity to flow. The greater the intensity of the light is the greater the flow of electricity will be. PV cells are referred to in terms of the amount of energy they generate in full sunlight, known as kilowatt peak or kWp. A pitched roof is a roof with an angle / pitch of at least 15 degrees, ideally 17 degrees to allow for an air-permeable roof construction, typically with roof tiles. Typical roof pitches are 30 degree angles, 40 to 45 degree angles and sometimes 60 degree angles depending on local craftsmanship and tradition (and typical weather conditions for an area). A scale diagram of a room or building drawn as if seen from above. Depth of a building. An agreement normally made under section 106 of the Town and Country Planning Act 1990 whereby the Local Planning Authority (the Council) may enter into an agreement with any person interested in land in their area for the purpose of restricting or regulating the development or use of the land, either permanently or during such period as may be prescribed by the agreement. Such provisions may sometimes be made by way of a unilateral undertaking, rather than an agreement between two parties. The benefits or safeguards, often for community benefit, secured by way of a planning obligation as part of a planning approval and usually provided at the developer's expense. For example, affordable housing, community facilities or mitigation measures. Planning obligation, also referred to as planning contributions, planning gain or section 106 agreement, planning obligations are legal agreements between a planning authority and a developer, or undertakings offered unilaterally by a developer, that ensure that certain extra works related to a development are undertaken. In larger developments they often form part of a planning permission. Planning permission is permission or consent given by the LPA to carry out a specific 'development' proposal or a material operation, as has been specified by the Town and Country Planning (General Permitted Development) Order 1995 (the GPDO). The GPDO also identifies a range of householder alterations for which planning permission does not
peppledash
pergola
perimeter block
perimeter development permeability
permeable surface
Permitted Development (or Permitted Development Rights) photovoltaic systems (photovoltaic technology, PV cells, PV systems)
pitched roof
plan plan depth Planning Agreements
Planning Gain
planning obligation
planning permission
119
3 Glossary
need to be sought from the Council. Information on types of planning permission is available from the Councils website www.watford.gov.uk/planning under the heading Types of Planning Applications. Planning Policy Statement pointing (in a wall) See under PPS.
The pointing are the areas between the bricks (or stones) filled with cement in a wall. Pointing can have different colours, such as white, grey or yellowish colours. Planning Policy Guidance (Notes) are guidelines set out by the Central Government, to explain statutory provisions and provide guidance to local authorities and others on policies and the operation of the planning system, such as 'Transport' (PPG13), 'Planning and the Historic Environment' (PPS15); as published before the introduction of the Planning and Compulsory Purchase Act 2004. PPGs are getting gradually replaced by PPSs, such as the former PPGs on 'Development Plans' (PPG12) and 'Development and flood prevention' . Planning Policy Statements are guidelines set out by the Central Government, on issues such as 'Delivering Sustainable Developments' (PPS1), 'Local Spatial Planning' (PPS12), and 'Development and flood prevention' (PPS25); as published after the introduction of the Planning and Compulsory Purchase Act 2004. Advice that is can be obtained from the LPA (the Council) before making a planning application. Land that is or was occupied by a permanent (non-agricultural) structure and associated fixed surface infrastructure. The definition covers the curtilage of the development. A Human Right that ensures that no one is subjected to arbitrary interference with his privacy, family, home etc. The privacy arc is a rule-of-thumb to assess the effect of new rear extensions on the privacy of direct neighbours. It is based on the assumption that a neighbour needs a minimum privacy distance in order not to feel too overlooked and on the assumption that a person standing directly inside in front of the window looking outwards normally can overlook to a certain degree an area that is within a view-angle of 45 towards both sides of the window. Criterions on privacy required to be maintained for neighbours in the event of development. Open space that is usually privately owned and is not usually accessible by members of the public. Species which are rare and protected under the Nature Conservation/ Ecological Assessment/ Natural Beauty Could Wildlife and Countryside Act 1981, Conservation (Natural Habitats etc) Regulations 1994 or Protection of Badgers Act 1992. Those parts of a village, town or city (whether publicly or privately owned) available, for everyone to use. This includes streets, squares and parks. An area or place that is open and accessible to all citizens, regardless of gender, race, ethnicity, age or socio-economic level. One of the earliest examples of public spaces are commons. Non-government-owned malls are examples of 'private space' with the appearance of being 'public space'. The concentrating and collecting of rain falling on roofs and grounds for direct use or storage. Water is collected or harvested from patios, driveways and other paved areas. Also harvested is the flow of water from the roof and from catchments such as gutters. Buildings can be designed to maximise the amount of catchment area, thereby increasing rainwater harvesting possibilities. Energy obtained from natural resources, which cannot be exhausted and are usually sourced from the sun, wind, tides, waves and other heat sources, such as ground heat or thermal heat. See under amenity.
PPG
PPS
pre-application advice Previously Developed Land privacy
privacy arc
privacy standards private open space
protected species
public realm
public space
rainwater harvesting
Renewables/ renewable energy
residential amenity
120
Glossary 3
Right of Way A right of way is a right of passing over the land of another. A right of way is either public or private. A public right of way is called a highway. Rights of way are of various kinds and may be for limited purposes only: e.g., on foot only or by foot or by vehicles etc. A private right of way is either an easement or a customary right. A public right of way is a highway over which the public have a right of access along the route. A roof light is a structural element of a building that does not protrude from the plane of a sloping roof surface. Angle (slope, pitch) in which the roof is raised from the horizontal line of the roof floor. For a pitched roof this angle has to be above 15 degrees. For a flat roof this angle would be typically below 15 degrees but at least 2 degrees to allow for efficient drainage of the roof. Skyline that taller buildings create within the development and that are designed to be seen over a wider area and will aid orientation and structure the external view). RSLs are independent, not for profit private sector organisations. Since the late 1980s almost all new social housing has been provided by RSLs. In addition, local authorities were given the option of transferring their stock to RSLs. One of the main reasons for this is that RSLs, being in the private sector, can raise private finance for new schemes and for investing in stock transferred from local authorities outside the constraints of Public Expenditure control and the Public Sector Borrowing Requirement. See under Sustainability Appraisal. Safer Places is a Government publication by the Home Office and ODPM that builds on and complements Government urban design and crime reduction objectives and guidance, including Secured By Design. Policies within unitary development plans, local plans and structure plans that are saved for a time period during replacement production of Local Development Documents. (see also under paragraph 2.3.1 in volume 1 of the Residential Design Guide). The impression of a building when seen in relation to its surroundings, or the size of parts of a building or its details, particularly as experienced in relation to the size of a person. Sometimes it is the total dimensions of a building which give it its sense of scale: at other times it is the size of the elements and the way they are combined. The concept is a difficult and ambiguous one: often the word is used simply as a synonym for 'size'. An environmental assessment of certain plans and programmes, including those in the field of planning and land use, which complies with the EU Directive 2001/42/EC. The environmental assessment involves the preparation of an environmental report, the carrying out of consultations, the taking into account of the environmental report and the results of the consultations in decision making and the showing that the results of the environment assessment have been taken into account. An extension that did not exist on 1 July 1948 and is additional to an original extension. Enclosed spaces such as bath or toilet facilities, service rooms, corridors, laundries, hallways, utility rooms or similar spaces (and sometimes rooms for cooking, eating or storage purposes under a certain size). Type of drawing that shows a building or site as it would look like if cut through. See also under application drawings. A legal agreement under section 106 of the 1990 Town & Country Planning Act. Section 106 agreements are legal agreements between a planning authority and a developer, or undertakings offered unilaterally by a developer, that ensure that certain extra works related to a development are undertaken. Secured by Design is the UK Police flagship initiative supporting the principles of "designing out crime" by use of effective crime prevention, security measures and security standards for a range of applications.
Public Right of Way roof light
roof slope
roof-scape (or roofscape)
RSL
SA Safer Places (initiative)
Saved Policies / Saved Plan
scale
SEA
secondary extension secondary room
section
Section 106 Agreement
Secured by Design
121
3 Glossary
sense of place A characteristic that some geographic places have and some do not, in relation to those characteristics that make a place special or unique, as well as to those that foster a sense of identity and authentic human attachment. Setback has different meanings in architecture, urban design or land use terms (see below). In architecture, a setback is relating to a step-like recession in a wall either vertical (see also under loggia, niche) or horizontal, such as in the step pyramids of Mesopotamia and Ancient Egypt, such as the Teppe Sialk ziggurat or the Pyramid of Djoser or as used in many sky-scrapers in the late 18th century until the mid 19th century (see New York Daily News Building), before the steel frame structural system had been invented (in the late 19th century, see also Mies van de Rohe). In land use, a setback is the distance which a building or other structure is set back from a street or road, a river or other stream or between buildings and the building line. Here setbacks usually have the function to ensure privacy standards or to prevent fire safety hazards (particularly in the past). In some instances they might also provide protection to vulnerable areas, such as flood plains, or any other places which need protection. In urban design, a setback is relating to a step-like recession in a street frontage, either used to create more variety within a street scene or in case of a larger set back (mostly appearing in front of an important building or at a nodal point), to be used to create a plaza or an urban square within the layout of a new development. A smart home is a house that has a communications infrastructure that allows the various systems and devices in the home to communicate with each other. The modern home contains a variety of systems, such as central heating, fire and security alarms, and devices, such as televisions and lights that usually exist in total isolation from each other. In the smart house, these systems and devices are able to pass information and commands between them so that, for example, the security alarm can turn the lights on or off. The Smart Home model is based on the Joseph Rowntree Foundation demonstration sites in York and replications of that model. Living elements, such as flora or fauna, and natural elements of a landscape scheme including landforms, terrain shape and elevation, or bodies of water. The use of natural heat and light (either direct or as stored energy) to reduce the energy consumption of a building via the conventional mains supply. "Solar panel" describes two types of devices that collect energy from the sun: Solar photovoltaic modules use solar cells to convert light from the sun into electricity. Solar thermal collectors use the sun's energy to heat water or another fluid such as oil or antifreeze. A Supplementary Planning Document is a document that gives supplementary advice to a development plan; as published before the introduction of the Planning and Compulsory Purchase Act 2004. The Watford District Plan (the local development plan for Watford) has a number of SPGs, such as SPG7 on 'Conversions' and SPG14 'Designing for Community Safety' (that were saved after the full introduction of the LDF in 2007). SPG4 on 'Privacy Guidelines, SPG5 on Private Gardens' and SPG8 'Extensions' were replaced through the Residential Design Guide at point of its adoption. See under Supplementary Planning Guidance. Required by law (statute), usually through an Act of Parliament. A government-appointed body set up to give advice and be consulted for comment upon development plans and planning applications affecting matters of public interest. Examples of statutory bodies include: Countryside Agency, English Heritage, English Nature, Environment Agency, Health & Safety Executive, Regional Development Agency, and Sport England. See under SEA.
setback setback (in architecture)
setback (in land use & planning)
setback (in urban design)
Smart Homes
soft landscaping
solar gain
Solar panel
Supplementary Planning Guidance documents
SPG statutory Statutory Body
Strategic Environmental Assessment (SEA) Strategic Flood Risk Assessment (SFRA)
A Strategic Flood Risk Assessment is a study that helps to assess all forms of flood risk from groundwater, surface water, sewer and river sources, taking into account future climate change predictions, to help the LPA to use this as an evidence base to locate future development preferably in low flood risk areas.
122
Glossary 3
street furniture Structures in and adjacent to the highway which contribute to the street scene, such as bus shelters, litter bins, seating, lighting, railings and signs. The street hierarchy is an urban design technique for separating automobile through-traffic from developed areas. It can be seen as a hierarchy of roads that embeds the hierarchy (importance of different roads) in the network topology (the connectivity of the nodes to each other). The street hierarchy completely eliminates all straight-line connections between arterial roads, whereas arterials in a traditional grid plan are connected by dozens of through streets. The environment of the street, made up of pedestrian walkways, pavements, street furniture, lighting, utilities e.g. telephone booths and buildings. An old-style development plan, which sets out strategic planning policies and forms the basis for detailed policies in local plans. These plans will continue to operate for a time after the commencement of the new development plan system, due to transitional provisions under planning reform. Sustainable Urban Drainage Systems (SUDS) are management practices and physical structures designed to drain surface water in a more sustainable way than conventional systems. Examples of SuDS include source control using pervious surfaces, ditches, swales and green roofs. PPG 25 provides specific guidance on the need to manage surface water drainage and proposes a risk-based approach to development and flood risk. It also advises that new development should not increase runoff from the undeveloped situation and that redevelopment should reduce run-off. A term given to the uses of land or buildings, not falling into any of the use classes identified by the Use Classes Order, for example theatres, launderettes, car showrooms and petrol stations. A Supplementary Planning Document is a Local Development Document that may cover a range of issues, thematic or site specific, and provides further detail of policies and proposals in a 'parent' Development Plan Document. Sustainability, in a general sense, is the capacity to maintain a certain process or state indefinitely. The concept of sustainability applies to all aspects of life on Earth and is commonly defined within ecological, social and economic contexts. In an ecological context, sustainability is defined as the ability of an ecosystem to maintain ecological processes, functions, biodiversity and productivity into the future. In planning terms, the East of England (Regional Development) plan defines Sustainability Objectives and Indicators to be used in the assessment of planning documents. An appraisal of the economic, environmental and social effects of a plan from the outset of the preparation process to allow decisions to be made that accord with sustainable development. A requirement for all DPD, such as the Core Strategy. Sustainability Statement (sometime mistakenly referred to as Sustainability Appraisals) is a statement by the developer (which could be produced as part of the Design and Access Statement), which explains what sustainable design features are proposed as part of the development, such as renewable energy and water saving measures, SuDS and green roof systems and other flood risk / climate change adaptations etc. Sustainability Statements should not be confused with Environmental Statements that are a legislative requirement for certain applications accordingly with the EIA Regulations 1999 (see also paragraph 10.2.1. See also under Environmental Statement. Also compare with Environmental Impact Assessment (EIA). Sustainable design (also referred to as 'green design' or 'eco-design') is the art of designing physical objects, the built environment and services to comply with the principles of economic, social, and ecological sustainability. The aim of sustainable design is to produce places, products and services in a way that reduces use of non-renewable resources, minimizes environmental impact, and relates people with the natural environment. Sustainable design is often viewed as a necessary tool for achieving sustainability. It is a growing trend within the fields of architecture, landscape architecture, urban design, urban planning, engineering, graphic design, industrial design, interior design and fashion design.
street hierarchy
streetscape
structure plan
SuDS (also SUDS or SUD system)
sui generis (use class)
Supplementary Planning Document (SPD)
Sustainability
Sustainability Appraisal (including Environmental Appraisal) Sustainability Statement
Sustainable Design
123
3 Glossary
sustainable development Defined by the Brundtland Commission (1987 and quoted in PPG1) as 'Development which meets present needs without compromising the ability of future generations to achieve their own needs and aspirations'. The UK's strategy for sustainable development "A better quality of life" was published in May 1999 and highlights the need for environmental improvement, social justice and economic success to go hand-in-hand. See under SuDS.
sustainable drainage system swift bricks
Bricks that facilitate nesting for swifts. Swift bricks are often used as a mitigation measure if semi-open roof spaces (often previously occupied by swifts) are being replaced by a different type of roof or being made air-tight for purposes of heat insulation. Symmetry is a mathematical concept of likeness through geometric transformations such as scaling, reflection, and rotation. Most commonly used as axial symmetry (also referred to as mirror symmetry, mirror-image symmetry, reflection symmetry or bilateral symmetry) in architecture, urban design or garden layouts. Typical examples are the Greek Parthenon, Indias Taj Mahal and typically baroque architecture, such as the Zwinger Palace in Dresden or Blenheim Palace in Woodstock. Also, architecture and design uses objects with rotational symmetry quite often. These are objects that look the same after a certain amount of rotation, such as in dome-like cathedrals, such as the St. Pauls cathedral in London and the St. Peters Basilica in Vatican City. A modern example of a complex use of various symmetries is Australias Sydney Opera House. See under GDPO Amendment. Also referred to as General Permitted Development Amendment Order (2008). See also under General Permitted Development Order (GDPO): The Town and Country Planning (General Permitted Development) Order 1995.
symmetry
The Town and Country Planning (General Permitted Development) (Amendment) (No. 2) (England) Order 2008 topography
A description or representation of artificial or natural features on or of the ground. See also under landscape. See under Tree Preservation Order. See also Tree Preservation Consent. Measures to reduce the speed of traffic and with those other negative effects of traffic, such as noise, pollution and street safety. Traffic-calming (measures) could include speed humps or traffic islands or less tangible design features, such as mixed-traffic streets, bended streets or framed with buildings placed in a way that allows no fast traffic. To carry out any works on the trees, a Tree Work Application Form has to be filled out and a Tree Preservation Consent has to be obtained from the Local Planning Authority. For more information contact the Arboricultural (Tree) Officer. A Tree Preservation Order (TPO) is an Order made by the Local Planning Authority (LPA) in respect of trees. This in general makes it an offence to cut down, uproot, prune or damage or destroy the protected trees. A TPO can apply to a single tree, a group of trees or woodland. It can include hedgerows, trees and fruit trees. An application form for obtaining Tree Preservation Consent to carry out any works on the trees covered by a Tree Preservation Order (TPO) and any trees and hedgerow in Conservation Areas. Extension, which would be constructed on the ground and first floor at the same time. Urban design is a planning discipline that concerns the arrangement, appearance and functionality of towns and cities, and in particular the shaping and uses of urban public space. It has traditionally been regarded as a disciplinary subset of urban planning, landscape architecture and architecture. A document which forms the preparation of development plan policies, or sets out in detail how they are to be implemented in a particular area where there is a need to control, guide and promote change. Area development frameworks are also called a variety of other names, including urban design strategies, area development frameworks, spatial masterplans, and planning and urban design frameworks.
TPO traffic-calming
Tree Preservation Consent
Tree Preservation Order
Tree Work Application Form
two-storey extension urban design
urban design framework
124
Glossary 3
urban grain The pattern of the arrangement and size of buildings and their plots in a settlement; and the degree to which an area's pattern of street-blocks and street junctions is respectively small and frequent, or large and infrequent. Relate to classes of uses of buildings or land defined in the Town and Country Planning (Use Classes) Order 1987 (as variously amended). A public utility (usually just utility) is an organization that maintains the infrastructure for a public service (often also providing a service using that infrastructure). Public utilities are subject to forms of public control and regulation ranging from local community-based groups to state-wide government monopolies. The term utilities can also refer to the set of services provided by these organizations consumed by the public: electricity, natural gas, water and sewage. Telephone services may also be included. UPVC or Rigid PVC is often used in the building industry as a low-maintenance material, particularly in the UK. The material comes in a range of colours and finishes, and is used as a substitute for painted wood, mostly for window frames and sills when installing double glazing in new buildings, or to replace older single glazed windows. The way in which ordinary buildings were built in a particular place, making use of local styles, techniques and materials and responding to local economic and social conditions. A terrace in one of the dominant of the Victorian styles (1837 - 1901). There is a considerable heritage of Victorian terraced house architecture in Watford including early "two-up, two-downs" (originally); "straight-in off the street" railway built terraces; and more usually, terraces with small front yards. The earlier houses had minimal architectural decoration but later, contrasting brickwork and small front bay windows were included. The 1890s often saw low level front roofs covering both bay window and front door. Decorative stone and timber work became more common. Roofs had prominent chimneystacks and were slate covered - later often with decorative ridge tiles. A view is defined by what is visible from a particular point. Compare 'Vista'. An enclosed view, usually a long and narrow one. See under ground source heat pumps. The previous development plan (as prepared before the Planning & Compulsory Purchase Act of 2004). See also under development plan and Saved Policies. A right of way over or through land for access to infrastructure, such as wires on pylons or the like or the carriage of minerals from a mine or quarry. See also under Right of Way. Wheelchair Accessible Homes, are homes, built to the standards detailed in 'The Wheelchair Housing Design Guide, 2nd edition, 2006', are different to Lifetime Homes, although they have some features in common. Wheelchair accessible homes allow either immediate occupation by a wheelchair user or easy adaptation if the need arises. Physical environments (soil, water, microclimate etc.) in which fauna and flora exist in a particular area.
use class
Utilities (Statutory Undertakers / Statutory Utilities)
UVPC
vernacular
Victorian terrace
view vista water source heat pumps Watford District Plan 2000 wayleaves
Wheelchair Accessible Homes
wildlife habitat
Large print versions of this document can be produced on request: Tel 01923-278970
Planning Policy, Watford Borough Council, Town Hall, Watford, WD17 3EX strategy@watford.gov.uk www.watford.gov.uk/planning

Building New Homes - Low Res PDF

Загружено:

Сведения о документе

Оригинальное название

Авторское право

Доступные форматы

Поделиться этим документом

Поделиться или встроить документ

Параметры публикации

Этот документ был вам полезен?

Это неприемлемый материал?

Авторское право:

Доступные форматы

Building New Homes - Low Res PDF

Загружено:

Авторское право:

Доступные форматы

Residential Design Guide,

Supplementary Planning Document Adopted November 2008

Planning for a Better Watford

A work programme for Watfords Local Development Framework 2005-2008

Local Development Scheme

2 Policy Context 2 Policy Context

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

Policy/Guidance Objectives PPG / PPS Local Plan Policy Guidance Document

PPS1, PPS3, PPG15

H8, H9, U1, U2

By Design,Urban Design Compendium

Character and Distinctiveness

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

By Design, Building in Context

Integration with Existing Fabric

H8, H9, U3, U6

PPS1, PPS22, PPS3, PPG13

H5, SE1, U1, U2

PPS1, PPS3, PPG13

Planning and Access for Disabled People

Best Use of Land PPS1, PPS3

H5, H12, SE1, H5

Safe, Secure and PPS1 Accessible Environments

H9, U1, U4, U5

Achieving Design Quality - Key Design Principles 3

3.2 Character and distinctiveness

3 Achieving Design Quality - Key Design Principles

Picture 3.3 Cassio Metro, Watford: a recent high quality development.

Picture 3.4 A safe cycle path in Watford.

Achieving Design Quality - Key Design Principles 3

3 Achieving Design Quality - Key Design Principles

Achieving Design Quality - Key Design Principles 3

3 Achieving Design Quality - Key Design Principles

Achieving Design Quality - Key Design Principles 3

4 The Watford Context 4 The Watford Context

The Watford Context 4

Picture 4.1 Watford 1862

Picture 4.2 Residential Expansion of Watford by 1902

Pictures 4.1 to 4.4 showing the expansion of Watford

4 The Watford Context

Picture 4.4 Watford by 1938

The Watford Context 4

4 The Watford Context

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

The Watford Context 4

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

4 The Watford Context

4.4 Victorian and Edwardian terraces

Picture 4.7 West Watford.Typical Victorian street pattern. Scale 1:10,000.

The Watford Context 4

Car parking Gardens

4 The Watford Context

4.5 Late 19th and Mid 20th Century detached housing

The Watford Context 4

Streetscene Building lines/setbacks Front boundaries Roof forms Windows Materials

Car parking Gardens

4 The Watford Context

The Watford Context 4

Front boundaries Roof forms Windows Materials Car parking Gardens

4.7 Inter-war semi-detached housing

4 The Watford Context

Plot sizes Streetscene Building lines/setbacks Front boundaries