20.05/00648/FUL – Erection of a four storey flat roof block of flats comprising 20, one and two bedroom flats and undercroft car parking at CLOISTERS HOUSE, 6HIGH STREET, RICKMANSWORTH for KMNSecurities Ltd
05/00218/CAC – Conservation Area Consent: Demolition of building at CLOISTERS HOUSE, 6HIGH STREET, RICKMANSWORTH for KMNSecurities Ltd
(DLE)
Parish: Non parished / Ward: RickmansworthExpiry Statutory Period:
4 July 2005 (8weeks)
8 August 2005 (13 weeks) / Officer: L Moore
1.Relevant Planning History
1.105/0208/FUL - Erection of a four-storey flat roof block of flats comprising 20 one and two bedroom flats and undercroft parking at Cloisters House, 6 High Street Rickmansworth. Appeal lodged against the failure of the Local Planning Authority to make a decision within the 8 week time period. This is to be considered at public inquiry on 26July 2005.
1.204/267/FUL - New two/three-storey and roof space development accommodating 22 residential units with undercroft car parking at Cloisters House. Planning permission refused August 2004 for the following reasons:-
1.The proposed building by virtue of its bulk, height and site coverage would be detrimental to the character of the street scene in the High Street and the Cloisters, and as such would be detrimental to the character of the conservation area in which it would be situated. As such the proposed development fails to comply with Policy C1 of the Three Rivers Local Plan 1996 – 2011.
2.Unless the applicant is willing to sign up to a legal agreement limiting future occupants to keeping one car per household in Rickmansworth, as such the proposed development fails to comply with the Local Authority’s parking standards, contrary to Policy T8 and Appendix 3 of the Three Rivers Local Plan 1996 – 2011.
3.It has not been demonstrated that noise and vibrations from the existing railway would not have an unacceptable impact on the potential future residential use of this site. This fails to satisfy the requirements of PolicyN14 of the Three Rivers Local Plan 1996 – 2011.
An appeal has been lodged against this refusal and is due to be considered by Public Inquiry in July 2005.
1.303/1730/CAC - Conservation Area Consent to demolish existing building at Cloisters House. Refused August 2004 for the following reason.
In the absence of an acceptable redevelopment scheme for the site, the demolition of the existing building would lead to a vacant site within the Rickmansworth Town Centre Conservation Area. As such the proposed demolition of the existing building and resultant vacant site would be detrimental to the character and appearance of the Conservation Area, contrary to Policy C6 of the Three Rivers Local Plan 1996-2011.
An appeal has been lodged against this refusal and is due to be considered by public inquiry in July 2005.
1.403/1731/FUL - Erection of a replacement part three/two-storey block and roof space accommodation consisting of 22 flats with undercroft car parking – Withdrawn.
1.58/350/75/D2373 - Erection of a three-storey office block – Approved.
2.Detailed Description of Proposed Development
2.1It is proposed to demolish the existing office building and erect a flat roof building containing a total of 20 flats with undercroft parking. In total the scheme provides 10 one bedroom flats and 10 two bedroom flats. Overall the proposed building would be part three and part four-storeys in height. It should be noted that the applicant refers to the building as containing a lower ground floor, upper ground floor, 1st floor, and 2nd floor. The lower ground floor would contain an internal entrance to the flats and includes two flats but otherwise is given over primarily to parking, cycle and motor cycle storage.
2.2A total of 20 car-parking spaces would be provided, 17 spaces in the undercroft, 3 at surface level. A further 20 secure cycle stores would be provided in two locations. One set in the undercroft and one set at surface level adjacent to the northern boundary. A motorcycle area would be provided in the undercroft area. The existing vehicular access from The Cloisters would be retained.
2.3Towards the boundary with the footpath and railway line, the building would comprise single storey and then is stepped back to provide a garden above the undercroft storey. The building would increase in height towards The Cloisters, with the corner element primarily a three storey building and a fourth level set well within the confines of the roof space, built to a maximum height of 12.5m. Pedestrian access would be gained via two lobby areas facing towards the western boundary.
2.4The proposed-flatted development would be sited 2.6m from the boundary with the High Street, 5.6m from The Cloisters, and 1.2m from the northern boundary adjoining the footpath. In terms of the surrounding residential properties on The Cloisters the development would, at its closet point be sited 20m from the rear elevation to number 51 The Cloisters.
2.5The central parts of the east and west elevations would comprise a timber cladding with the majority of the external appearance to all elevations comprising a red/orange facing brick. Horizontal bands in cast stone facing would be provided to the elevations. The windows, fascias and balconies would be charcoal powder coated aluminium.
2.6The site is located within the Rickmansworth Town Centre Conservation Area.
2.7The applicant has submitted a noise assessment report. This concludes that the site is in noise exposure category C by virtue of the noise from the railway both in terms of daytime and night time overall. The provision of well sealed acoustic glazing to living rooms and a heavy acoustic double or secondary glazing system to bedrooms will ensure noise levels inside dwellings within reasonable given in BS8233: 1999.
3.Consultation
3.1Highway Authority:
The site is currently an office building of approximately 975 sqm floor area. The proposal is to demolish the office building and erect 20 flats. The new flats will be accessed from the Cloisters using the same access arrangements as the existing offices.
The Transport Assessment submitted with the application indicates the proposed conversion of the site to residential would result in a reduction peak hour trips associated with the site.
I have no objection in principle to this development but I am concerned there does not appear to be adequate room within the site for a refuse / delivery vehicle to turn.
The site is in a sustainable location and the proposed conversion of the site to residential is unlikely to result in a significant increase in trips therefore I do not consider the proposed development would attract a contribution to the South West Hertfordshire Transportation Strategy.
3.2Conservation Officer – the existing building does not make a positive contribution to the conservation area. Its height is greater than nearby buildings and its materials are not of those predominant of / in character with the conservation area. Its elevation design does not contribute to the street scene. However, in accordance with PPG 15, para 4.27 and Three Rivers Local Plan policy C6, consent for the demolition should only be given provided there are detailed and acceptable plans for redevelopment.
The height of this revised proposal is now at that of the existing buildings main roof. The massing of the building would be relieved by the stepping down to the roof / terrace levels and by the screen walls. Its scale and rhythm are acceptable in this section of the High Street.
The proposed finishes to the external appearance are considered to be acceptable.
3.3Landscape Officer:
The path under the remaining Birch trees would have to be built using a “no dig” method. Suggest conditions should any construction be approved.
There are some concerns. The area of hardstanding which are close to the trees in particular the path close to the silver birch and patio area close to the lime tree. These ideally would be moved away from the trees to a minimum distance of 4.5m, or at least using a “no dig” method in line with current arboricultural advise. The south facing balconies close to the lime tree are likely to be heavily shaded and this is likely to result in applications for the tree to be pruned or removed. Suggest conditions should any construction be approved.
3.4London Underground – the Metropolitan Line runs past this site and could be adversely affected by the proposed development.
3.5Countryside Rights of Way Officer – if and when this building is demolished, the public footpath should be protected to its legally defined width of 6 foot and its current surfaces condition. Any fencing or other boundary fencing must not encroach on the public footpath’s total width.
3.6Environmental Health – satisfied that vibration assessment demonstrates unlikely to have adverse effects and is within British Standards recommendations.
In relation to train noise, the recommendations in the consultants report regarding double glazing / ventilation are satisfactory.
3.7Site/Press Notice
3.8Yes. (expires 17 June 2005).
4.Neighbourhood
4.1Application 05/0648/FUL
Number consulted: 36
Number of responses:2
Any further responses will be reported verbally.
However, it should be noted that 25 responses were received with regard to planning application 05/0208/FUL.
4.2Application 05/0218/CAC
Number consulted: 36
Number of responses: 8
4.3.Summary of Representations
The proposed size and appearance of the building still does not in any way relate to the style and size of the existing houses in the Cloisters. The parking provisions are clearly inadequate and this could result in severe problems. The reduction in planting may be a problem as trees are needed to reduce the water table. Increased pollution from exhaust fumes in residential area.
5.Reason for Delay
5.1Not applicable.
6.Relevant District Plan Provision
6.1PoliciesC1, C6, H4, GEN3 and Appendix 2 of the Three Rivers Local Plan 1996-2011.
7.Analysis
7.1Introduction
7.1.1The site is located on the corner of The Cloisters and the High Street and within the Rickmansworth Town Centre Conservation Area. The site is considered to be in a particularly prominent location in the context of the Conservation Area due to its positioning immediately after the Railway Bridge.
7.1.2To the north of the site is a public footpath, which links the High Street to Homestead Road and the railway station. Beyond the footpath is an embankment and a number of mature trees which adjoin the Metropolitan railway line. The site rises to the west and towards the residential properties in The Cloisters, with the existing vehicle access onto The Cloisters.
7.1.3The existing building is sited to the south of the application site and comprises a three-storey red brick building comprising 1004sqm of office space. The building is approximately 15m in height and supports a metal clad roof parapet and plant room sited on the roof. To the north of the building and adjoining the boundary with the High Street is a large hardstanding area containing 21 car parking spaces.
7.1.4Policy H4 of the adopted Local Plan, which is very much in-line with national planning policy guidance contained in PPG3 (Housing) and PPG13 (Transport), states that “Within those parts of the main urban areas where there is good access to passenger transport or community facilities and services, applications for residential development will be expected to be at the highest density compatible with any natural or historic features of the site, providing a range of dwellings sizes, and avoiding any significant adverse impact on the amenities of the surrounding area.”
7.1.5Putting this further into context, PPG3 (Housing) at paragraphs57 and58 provides guidance on “making the best use of land”, and states that Local Planning Authorities should:
- Avoid developments which make inefficient use of land (those less than 30dwellings per hectare net)
- Encourage housing development which makes more efficient use of land (between 30 and 50 dwellings per hectare net)
- Seek greater intensity of development at places with good public transport accessibility such as city, town, district and local centres or around major nodes along good quality public transport corridors
7.1.6The scheme provides for a housing development at a density of 112 dwellings per hectare. Whilst there may be instances where residential development could be greater than 50 dwellings per hectare, especially in areas where there is good accessibility to public transport and local facilities there are clearly a number of other issues which need to be taken into account.
7.2Design and Siting
7.2.1The existing office building is a three-storey red brick property with a flat roof. Above the roofline is plant equipment, although this feature is considered to be visually intrusive it is set well within confines of the roof. The building is positioned 3.3m from the boundary with the High Street and 18m from the northern boundary (footpath and railway line). Beyond the existing northern elevation is a car parking area, this introduces an open and spacious aspect to the building. As such the existing building extends 23.8m across the site, therefore occupying 51% of the total plot width. By comparison the new development would be sited closer to the High Street (2.6m) and would extend virtually the full width of the site. The plans show the new building positioned immediately to the northern boundary. As such the new building would measure 40.8m width, occupying 94% of the plot width at lower ground floor level. However, the principal elevations due to the set backs from the north boundary in particular are 33.7 metres in width that occupy 77.6% of the plot width to the High Street.
7.2.2The flats would have a “stepped” approach when viewed from the High Street towards the boundary with the footpath and railway line, with roof gardens provided and also to the Cloisters. The fourth floor is recessed back from the northern, southern and western elevations. Whilst the new building would clearly increase the spread of development across the site, the development has been designed to reduce the apparent bulk, by stepping the upper elevations back from the main flank elevations, thereby creating a light appearance to the upper levels.
7.2.3The external appearance comprises a contemporary design incorporating elevations of predominantly red/orange brickwork, and the use of glazed materials to the elevations adjoining the balcony areas. The elevation detail would be broken up with strong vertical and horizontal details in the form of balconies and contrasting timber cladding. The external appearance to the fourth floor would comprise timber cladding that also softens the visual appearance of the building and with the use of appropriate materials the fourth-storey would have a lightweight appearance, thereby minimising the visual appearance in the street scene. The use of a red/orange brick is characteristic of the Conservation Area.
7.2.4Although the proposed building would extend across the majority of the site fronting onto the High Street, by introducing a “stepped” approach and setting the upper storeys back from the main elevations the building, the mass of the building would be reduced when viewed in the context of the Conservation Area. Despite the inclusion of a flat roof form the officers consider that this would provide a contrasting building in the context of the Conservation Area and general street scene. It is considered to represent a significant reduction from the scheme previously refused and when compared to the height and massing of the existing building, its massing on the corner of the site to The Cloisters is reduced.
7.3Car Parking and Access
7.3.1Access to the existing office building is from The Cloisters, this would be retained and no alterations are proposed.
7.3.2It is proposed to accommodate the majority of the car parking in an undercroft area. A total of 17 car-parking spaces would be accommodated in the underground parking area and 8 secure cycle stores. At surface level, three car parking spaces would be provided, 12 bicycle stores would be provided. A motorcycle space would be provided within in the undercroft parking area.
7.3.3The scheme permits a total of one car parking space and a one secure cycle space per flat. Central Government Guidance contained within PPG3 Housing, states that “ car parking standards that result, on average in development with more than 1.5 off street parking spaces per dwelling are unlikely to reflect the Governments emphasis on securing sustainable residential environments.” Furthermore, PPG3 encourages lower parking levels “in locations, such as town centres, where services are readily accessible by walking, cycling or public transport”. As such with the scheme providing one off street parking space and one secure cycle space per flat, officers consider that this level of parking is acceptable. Despite the concerns of local residents, given that the site is within a town centre location with good links to public transport and local facilities/services, the proposed level of parking is considered to be acceptable. This level of car parking provision was considered to be acceptable at the development that was granted planning permission at land rear of 28-42 Park Road in September 2004.
7.3.4The applicant has supplied a plan showing the manoeuvring of a refuse vehicle within the site. The Highway Authority’s comments are awaited with regard to this. However when the previous application was considered, the manoeuvring for the refuse vehicle was considered to be acceptable.