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Coloured Perspective View 3Former Nortons Building, Welwyn Garden City

17172 / C304Not to scale @ A2 April 2021

© Copyright exists on the designs and information shown on this drawing. This drawing may be scaled to the scale bar for planning application purposes only. Do not scale for any other purpose, use figured dimensions only. Subject to site survey and all necessary consents. All dimensions to be checked by user and any discrepancies, errors or omissions to be reported to the Architect before work commences. This drawing is to be read in conjunction with all other relevant materials. OS Licence no. 100007327.

OSP Architecture, Broadmede House, Farnham Business Park, Weydon Lane, Farnham, Surrey, GU9 8QT Tel: 01252 267878 www.osparchitecture.com

The Former Norton BuildingWelwyn Garden City

Design & Access Statement

Full Planning Application : May 2021

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1.0 Introduction1.1 Introduction .................................................................. 6

1.2 Location ......................................................................... 6

1.3 Planning policy context................................................... 6

2.0 TheExistingSite2.1 Sitelocation .................................................................... 8

2.2 SiteContext .................................................................... 8

2.3 Access ............................................................................. 8

2.4 Levels and Topography ................................................... 8

2.5 Flood Risk ....................................................................... 8

2.6 Trees ............................................................................... 8

2.7 Sustainability .................................................................. 8

2.8 Heritage ........................................................................ 10

2.9 Appraisal of the Non-Designated Heritage Asset ......... 10

2.10 New Build Development ............................................... 11

3.0 Design Framework3.1 Introduction .................................................................. 14

3.2 Nationalplanningpolicyframework ............................ 14

3.3 NationalDesignGuide .................................................. 14

3.4 Local planning policy .................................................... 14

3.5 Other design guidance ................................................. 14

3.6 SiteConstraints ............................................................. 15

3.7 SiteOpportunities ........................................................ 16

4.0 Design Process4.1 Objectives ..................................................................... 18

4.2 First Pre-App ................................................................. 18

4.3 SecondPre-App ............................................................ 19

4.4 Third Pre-App ............................................................... 20

4.5 CouncillorsMeeting ...................................................... 21

4.6 MeetingwithWelwynGardenCitySociety& WelwynGardenCityHeritageTrust ............................. 21

5.0 SiteProposals5.1 Layout ........................................................................... 24

5.2 Design ........................................................................... 24

5.3 Scale ............................................................................. 25

5.4 Use ................................................................................ 25

5.5 Amount ......................................................................... 25

5.6 Tenure ........................................................................... 25

5.7 Transport ...................................................................... 26

5.8 Parking .......................................................................... 26

5.9 Acoustics ....................................................................... 27

5.10 Air quality ..................................................................... 27

5.11 Flood risk and drainage strategy................................... 27

5.12 Energy ........................................................................... 27

5.13 Lighting ......................................................................... 27

5.14 Appearance .................................................................. 28

5.15 Appearance(Materials) ................................................ 31

5.16 Appearance(Surfacetreatments) ................................ 32

5.17 Appearance(Boundarytreatments) ............................. 32

5.18 HeritageInterpretationboard ...................................... 33

5.19 Daylight,SunlightandOvershadowing ......................... 33

5.20 Landscape ..................................................................... 34

5.21 LandscapeCharacterAreas .......................................... 34

5.22 Hard Landscape ............................................................ 35

5.23 SoftLandscape.............................................................. 36

5.24 Play ............................................................................... 38

5.25 Sustainability ................................................................ 40

5.26 Crimepreventionandcommunitysafety ..................... 41

5.27 Inclusiveness - access for all ......................................... 41

6.0 Conclusion6.1 Conclusion .................................................................... 44

7.0 Appendix7.1 Appendix A ..............................................................48-50

7.2 Appendix B ..............................................................51-54

7.3 AppendixC ................................................................... 55

Contents

17172:May2021 OrdnanceSurveydata©CrownCopyright.Allrightsreserved.Licencenumber100007327

The Former Norton Building, Welwyn Garden City | Design & Access Statement 3

Architects:OSPArchitectureTel: 01252 267 878www.osparchitecture.com

Planning Consultants:JonesLangLaSalleTel: 0203 147 1815www.jll.com

Highway Consultants:Pulsar Transport PlanningTel: 07747 323 200www.pulsartransport.co.uk

Landscape Architects:Huskisson Brown AssociatesTel: 01892 527 828www.huskissonbrown.co.uk

Contamination and Geotechnical:EASLtdTel: 01444 882 552www:easltd.co.uk

Viability Consultant:JonesLangLaSalleTel: 0203 147 1815www.jll.com

Heritage Consultants:JonesLangLaSalleTel: 0203 147 1815www.jll.com

Applicant:Anglodane(Welwyn)Ltd

Contacts

Sustainability Consultant:HodkinsonConsultancyTel: 0203 603 1600www.hodkinsonconsultancy.com

Communications:CratusTel: 0203 929 0521www. cratus.co.uk

Air Quality Consultants:PhlorumTel: 0808 168 9540www.phlorum.com

Drainage & Flood Consultants:RPSGroupTel: 020 3691 0500www.rpsgroup.com

Lighting Consultant:RPSGroupTel: 020 3691 0500www.rpsgroup.com

Acoustic Consultants:ACAAcousticsTel: 0203 609 8733www.aca-acoustics.co.uk

Cost Consultants:MadlinsTel: 01483 751 600www.madlins.co.uk

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1.0Background

1.1 Introduction

1.2 Location

1.3 Planning policy context

Figure 1.01: Satellite photograph with site edged in red

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1.0 Background

1.1 Introduction

This document has been prepared for Anglodane (Welwyn) Ltd toaccompanyafullplanningapplicationforthesiteattheformer Norton Building in Welwyn Garden City.

TheproposalincludesthedemolitionoftheformerNortonbuildingandtheconstructionof4newapartmentbuildings,providingamixtureof138(1,2and3bedroom)apartments,associated parking and landscaping.

1.2 Location

Welwyn Garden City is a town located within the county of Hertfordshire and is the largest settlement in the borough of Welwyn Hatfield. It also lies in between the primary town centres of Stevenage to the north and Hatfield to the south.

The site is located 0.6 miles east of Welwyn Garden City’s greencrescentnamedthe‘TheCampus’,wherenumerousshopping facilities are located. The surrounding areas are scattered with attractive green space in the form of local parks,publicgolfcoursesandtreelined‘avenues’.Thesiteis situated in a particularly sustainable location; being within walkingdistanceofthetowncentreandthetrainstation,andbeing served by various bus services along Bridge Road East and Peartree Lane.

Welwyn Garden City also sits approximately 20 miles directly north of London and has good road connections to the rest of the country.

The site is referred to as the former Norton building in Welwyn Garden City. The majority of the existing building is vacant office floor space with ‘Norton Gym’ occupying part of the ground floor. The site can be accessed by vehicle and pedestrians from both Bridge Road East and Tewin Road. The development is within easy reach of a good range of local facilities including the city centre shops and local schools such as Sir Frederic Osborn School and Howell Primary School. Therearevariouslocalpublictransportoptionsavailable,including the Welwyn Garden City mainline railway station approximately 0.8 miles from the site.

The adjacent built environment consists of a mixture of commercial,officeandindustrialunitswithresidentialproperties in the Peartree area to the southern side of Bridge RoadEast.54apartmentsatMapleMewshaverecentlybeenbuilt by Taylor Wimpey on a neighbouring site on Bridge Road East.

The area of the site measures 1.327 hectares (approx. 3.27 acres).

1.3 Planning policy context

The Site is a largely vacant building located in a sustainable locationincloseproximitytothetowncentreandfacilitiesincluded within Welwyn Garden City as well as good access to public transport. There are also immediate employment opportunitiesinthesurroundingarea.TheareahasseensignificantchangerecentlywiththedevelopmentoftheformerCouncilofficesbyTaylorWimpey,InspiraHouse(nowowned by the Council) and wider development such as the Wheat Quarter and Broadwater Road.

ThecurrentplanningpoliciesforWelwynHatfieldaresetoutin the statutory development plan which comprises the saved

policiesoftheWelwynHatfieldDistrictPlanadopted2005,theHertfordshireWasteLocalPlanadopted2012-2014andtheHertfordshireMineralsLocalPlanadopted2007.WelwynHatfieldarecurrentlypreparingaNewLocalwhichwillshapethe future of development between now and 2032.

TheownershaveforsometimenowbeenpromotingthesiteforinclusionintheLocalPlanasaresidentialsite.This has been accepted by the Council and the Site has beensubmittedasaMainModificationtotheLocalPlanExamination.SubjecttoconfirmationbytheInspector,theSitewillbeallocatedintheLocalPlanforresidential

development.Thereareminordifferencesintermsofthenumbersofunitsthatthepartiesconsiderappropriatetobedelivered on the site. The Council has used a rule of thumb assessment and considered that around 122 new homes couldbedeliveredonthesite,whilsttheplanningapplicationwhich accompanies this document is for 138 new homes.

TheSitehasanexistingpriorapprovalforchangeofusefromofficetoresidential,underthe‘permitteddevelopment’route.Thiswoulddeliver59newhomes,albeitwithnoaffordablehousing,nolandscapeimprovementsandnootherenhancements to the area.

Figure 1.02: Site location plan (not to scale) - site highlighted in red

1km500m 1.5km 2km

2.0ExistingSite&Context

2.1 SiteLocation

2.2 Site Context

2.3 Access

2.4 LevelsandTopography

2.5 Flood Risk

2.6 Trees

2.7 Sustainability

2.8 Heritage

2.9 AppraisaloftheNon-DesignatedHeritageAsset

2.10 NewBuildDevelopment

Figure 2.01: Existing photograph looking east

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2.0 TheExistingSite&Context

2.1 Site location

ThesiteislocatedinthesettlementofWelwynGardenCity north of Bridge Road East between Tewin Road and Swallowfields.BridgeRoadEastisidentifiedasoneofthemajor thoroughfares of Welwyn Garden City. The site is locatedcentrallywithinadesignatedemploymentarea,asidentifiedwithintheadoptedLocalPlan.

2.2 Site Context

Variousemploymentusessurroundthesite,withB&Qtothe south and ‘Go Plant Ltd’ to the east. The area is changing byvirtueoftheintroductionofresidentialdevelopmentsinrecentyears,includingtheredevelopmentofMercuryHouse,AccordHouse,51BridgeRoadEast(whichhassincebeenimplementedandcompletedbyTaylorWimpey),theShredded Wheat Factory; and prior approval for the Norton Building.Inaddition,itshouldbenotedthatInspiraHouse,anewresidentialscheme,issituatedimmediatelytotheeast,havingreceivedpriorapprovalfor54units(ref.6/2017/1519/PN11) and is now owned by the Council.

The Norton Building dates from the early 1930s and formed part of the early and rapid expansion of the industrial area of the town. The buildings on the site contained the works ofanAmericanfirm,theNortonGrindingWheelCompanywhichwereservedbytheirownrailwaysidingsoffthenowlostHertfordbranchline.Someoftheoriginalbuildingsonthe site have been lost (predominantly those to the south east),however,somebuildingsremain,includingthecentralfourstoreyblockandtwofivestoreytowers.Thebuildingisconsidered to be a good example of industrial architecture of itseraandexhibitssimplebutattractivedetailinganduseofmaterials.

ThemajorityoftheexistingbuildingisvacantofficefloorspacewithNortonGymoccupyingpartofthegroundfloor.

2.3 Access

The site has dual vehicular access via both Bridge Road East and Tewin Road.

2.4 Levels and topography

Thesiteisrelativelyflat.Agentlesloperunsfromahighpointto the north to a low point to the south with a change in level of approximately 1m.

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42

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7

95

1081

Figure 2.02: Key plan and photographs

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2.5 Flood risk

ThesiteiswithinFloodZone1(lowriskofflooding),howeverthe site area exceeds 1 hectare and as such a Flood Risk assessmentwillaccompanytheplanningapplication.ThisassessmentwillconsideraSustainableDrainageSystem.

2.6 Trees

Thereareexistingtreesadjacenttothesitealongthenorthern and western boundaries.

2.7 Sustainability

A Sustainability statement has been prepared by Hodkinson andhasbeensubmittedwiththeapplication.Thekeysustainability features outlined in this Sustainability Statement are;

1. Energy efficiency: The development will target a 56.7% reductioninCO2emissionsoverPartL2013usingSAP10.1emissionfactorsthroughenergy-efficiencymeasuresandPVpanels.

2. Water efficiency:Flowcontroldevicesandwaterefficientfixturesandfittingswillbeinstalledinalldwellingstotargetamaximumdailywaterconsumptionof110litres/person/day(whichinclude5litresforexternalconsumption).

3. Waste and recycling:Adequatefacilitieswillbeprovidedfordomesticandconstructionrelatedwaste,includingsegregatedbinsforrefuseandrecycling.

4. Circular Economy: The principles of a circular economy shall beincorporatedintothedevelopment,wherepossible.

5. Materials:Wherepractical,newbuildingmaterialswillbesourcedlocallytoreducetransportationpollutionandsupportthelocaleconomy.Newmaterialswillbeselectedbasedontheirenvironmentalimpactandresponsiblesupplierswillbeusedwherepossible.

6. Flood Risk and SUDs: The proposed development site lies in a lowfloodriskzoneandwillbenefitfromSUDs.

7. Security:Thedevelopmentwillbedesignedtoreducetheriskofandopportunitiesforcrimesuchthatitissafeandsecure for its residents.

8. Sound insulation: The dwellings are to target an improvement onBuildingRegulationsPartEthroughpartywallsandfloors.

9. Inclusive access:ThenewdwellingswillbedesignedtomeetBuildingRegulationsApprovedDocumentM4(2)andPartM4(3).

10. Sustainable transport:Thesitewillbenefitfromagoodexistingpublictransportnetworkandsustainablemodeswillbeencouragedthroughtheprovisionof145cyclestoragespaces as well as electric vehicle charging points.

11. Biodiversity and ecology:Enhancementswillbeimplemented through the provision of landscaped areas and additionalplantingacrossthesite.

12. Sustainable construction:ThesitewillberegisteredwiththeConsiderateConstructorsScheme.

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2.8 Heritage

Jones Lang LaSalle have produced a Heritage Statement which accompanies this document. The Heritage Statement describes the history of Welwyn Garden City and how the Norton Building was established and subsequently extended. The Heritage document concludes that:

TheNortonBuildingisidentifiedasanon-designatedheritageasset.

Paragraph197oftheNationalPlanningPolicyFrameworksets out that “a balanced judgement will be required having regardtothescaleofanyharmorlossandthesignificanceofthe heritage asset”.

Changesthathavebeenmadetothebuildinganditssettingovertheyearshavesignificantlydiminisheditsvalue.

AStatementofSignificancehasbeenprepared.Thislooksintotheheritageofthebuilding,itshistory,theremainingheritagewithinitandtheconditionofthebuilding.Thereport concludes that the building should be considered as a non-designatedheritageasset,butthatitisinpoorconditionandthereisverylimitedheritageintereststillremaining.

2.9 Appraisal of the Non-Designated Heritage Asset

Can the existing building be adapted/converted.

A viability assessment was carried out for the development of thesite.Fourseparateoptionswereconsideredtodeliverthequantumofhousing.Thefouroptionswereasfollows;

Option A–Retainthecoreoftheexistingbuilding,convertit,withadditionalnewbuildelsewhereonsite.OptionAgenerated124apartments.83oftheapartmentsarelocatedin the conversion. (See Appendix A - pg46 -48)

Option B–AsoptionA,butwithadditionalset-backextensionsatrooflevel.OptionBgenerated145apartments.104oftheapartmentsarelocatedintheconversion. (See Appendix B - pg49 -52)

Option C – Retain the façade and build a new sub structure within,withadditionalnewbuildelsewhereonsite. (See Appendix C - p53) A full viability appraisal was not carriedoutonthisoption,asitwasassessedthatforpracticalreasons a new structure with current storey heights could notbesensiblyincorporatedbehindtheexistingfacadeandwithin a building of such a deep footprint.

Option D–Clearandredevelopnewbuildscheme,atotalof134apartments.

Option A and B

Theexistingbuildingwasconstructedwithaspecificuserinmind.Thishasresultedinabuildingwhichreflectsit’s

industrial past and isn’t necessarily easily converted to residentialuse.Thenarrativebelowconsiderstheissueswhich would have to be addressed if the Norton building weretoberetainedandconvertedtoresidentialuse.OptionAshowsaschemethatgenerated124apartments,83ofwhicharecontainedintheconversion.OptionBhas145apartments,104ofwhicharecontainedintheconversion.

Deep building plan

Atitsdeepestthe/NortonBuildingisbetween47and63metres wide. If the building were to be wholly converted to residentialusethenatypicalapartmentsmeasures7mdeep.Taking into account back to back apartments (with corridor between and wall thickness) then an ideal apartments buildingwidthis17-18mwide.ClearlytheexcessivedepthoftheNortonBuildingdoesnotlenditselftoawhollyresidentialconversion.

Extensive areas of single pane glazing

TheexistingNortonBuildingfeatureslargeareasofglazing– originally required to maximise daylight for the processes undertakenwithinthebuilding.Thisglazingiscurrentlysingleglazed.Ifthebuildingswereconvertedtoresidentialuse and the external appearance were retained then each apartmentwouldcontainlargeareasofglazing.CurrentBuildingregulationlegislationwouldrequirethisglazingtocompensateforthelackoftraditionalwallinsulationandprotect against solar gain. Both of these constraints would resultinanupliftinspecification(andcost)oftheglazing.

Tall floor to floor heights

ThefloortofloordepthsoftheNortonBuildingvarybetween3.6m and 3.9m. typically a new build apartment building wouldfeatureafloortofloordimensionof2.85m.

A raised ground floor level precluding disabled access

ThecurrentgroundflooroftheNortonBuildingis

approximately 1.3m above ground level. Under current legislationlevelaccesstodwellingsisrequiredtomakedwellingsvisitabletodisabledpersons(BuildingregulationM4(1).InthisinstancetheLocalAuthorityhaveaskedforaproportionofthedwellingstoalsobeM4(2)categorydwellings. These are dwellings which are both accessible and adaptable–inparticularforwheelchairusers.Changesinlevelcanbeovercomewithsplitlevellifts.

Walls floors and roofs with no insulation

Constructedatatimewhenlittleornoinsulationwasincludedinbuildings,theNortonBuildinghassolidbrickwalls,roofsandfloorsandsingleglazedwindows.SignificantinvestmentwouldberequiredtoimproveU-Values/sustainability in order that the building meets current legislationforheatlossandheatgain.

Itwasconcludedthatbecauseoftheitemslistedabove,optionsAandBwherethereforeconsideredunviablebytheapplicants team.

Option C

Thisoptionexaminedthescenarioofretainingthefacadesofthe building. We explored if we could perhaps introduce an

Figure 2.04: historical photograph of the Norton Building when approached from the south - note the block forms and sculptural chimneys (the chimneys are now lost)

additionalfloorintothebuilding.ThiswouldmakebetteruseofthebuildingthanoptionsaorBwhichretaintheexistingfloorswiththeiroversizedfloortofloorceilingheights.

Howeverassectiondrawing17172_SK01showsthefloorsandexistingwindowsdonotco-ordinatewell,totheextentthatthenewfirstfloorlevelwouldhavenoaccesstotheexistingwindows.Itwasthereforedecidedthatitwouldbeimpracticaltoretainthefaçadeandintroduceanewstructurebehind,ratherifthefaçadeisretainedthentheexistingfloorswouldalsoneedtoberetained,i.eOptionsAandB.

Conclusion of the appraisal of the Non-Designated Heritage Asset.

TheviabilityassessmentconcludedthattheretentionoftheexistingbuildinginanyformisnotfinanciallyviableandthatOptionD(demolitionandnewbuild)istheonlyoption(i.e. one where the receipts exceeded the costs) which is viable.Allotheroptionswouldleadtoalosstoanydeveloperandwouldnotbeviable.AtPre-applicationstagetheviabilityassessmentwasindependentlyverifiedbyexternalconsultantsappointedtotheCouncilwhoalsoconfirmedthattheonlyviableoptionisanewbuildscheme.

Figure 2.03: historical photograph of the Norton Building interiors illustrating large windows reaching to ceiling level


Datum @ 75.000m

Area obscured

Area obscured

South East Elevation

Datum @ 75.000m South West Elevation

Title

Project

DateSurveyed Drawn Checked

Client

Member of

Job No Drawing No Revision Scale/Size

A1

3D Services (South East) LtdUnit 5 Coopers Place, Combe Lane, Wormley, Surrey GU8 5SZTel: 01428 684144 • •Fax: 01428 685522 • •[email protected]

S E R V I N GCF

ONSTRUCTIONOR 25 YE AR S

17/108 17/108/07 1:200

FORMER NORTON BUILDING, WELWYN GARDEN CITY

ELEVATIONSSheet 1 of 2

ANGLODANE (WELWYN) LTD

RMC CSG RMC 20/09/17

RevisionsDate Revision Amendment

FOR USERS OF THIS DRAWING IN DIGITAL FORMAT:

THIS DRAWING HAS BEEN SURVEYED TO A DEGREE OFACCURACY COMMENSURATE WITH THE SCALE INDICATED IN THETITLE PANEL AND ANY DIMENSIONS EXTRACTED SHOULD BETREATED AS SUCH

Verylittledecoration-withtheexceptionofbuildingentranceswhich are celebrated with decorativebrickwork.

Verticalemphasisthrough unbroken projectingbrickwork.

Horizontalemphasistoglazingtypicalof1930s Architecture.

Traditionalbasemiddleandtoparchitectureparedbacktobrickworkfrombasetoroofwithlittleornoreliefbarastoneplinthflushwiththebrickworkabove.Atraditionalvisibleroofisreplacedbyflat,hidden roofs with a minimal parapet and muted celebrationwithsomebrickworkdetailing.

2.10 New build development

Thefollowingsectionofthisstatementconsidersthedesignethos of the Norton Building and how this might be translated to a new build development to help balance the loss of the non-designatedheritageasset.

OriginallytheNortonBuildingssatwithinalessclutteredlandscape where the building could be seen from a much greater distance than it can now. The surroundings would havereflectedtheGardenCityPrincipleswithopenspaces,plenty of air and light and philanthropic ideals including promotingsportsandsocialactivitiesthroughsportsclubsand social spaces on site.

OvertimetheseGardenCityprincipleshavebeenwatereddownwiththelossofopenspacesurroundingthebuilding,partialdemolitionoftheoriginalbuildingandlaterextensions.

Anewbuilddevelopmentcouldreflectthemixofmodernist,futurist and 1930s style of architecture that the Norton Buildings illustrates. The key components of this style have beenidentifiedtoenablethedesignsputforward,intheplanningapplicationwhichaccompaniesthisdocument,tobe both of a high architectural value and designs which pay homagetotheexistingbuilding.

Figure 2.05 considers the key components of the architecture of the Norton Building including:

• A vertical emphasis to the main brick structure contrastingwithahorizontalemphasistowindowframes.

• Entrances highlighted with decorative brickwork.

• Flat roofs which are unseen.

• Block forms and massing reflecting the use of each component of the building.

• Bold forms and sculptural funnels (now lost).

• Large punched openings for windows creating a strong rhythm of repeated openings.

• Little or no celebration of the base and head of walls with pared back detailing of a flush stone plinth and minimal decoration at parapet level.

• A limited palette of materials consisting primarily of brick and metal framed windows with some stone plinth courses and roofs unseen from the public realm.

• Towersfinishedwithahorizontalemphasiscap.

Section5.0demonstrateshowthesecomponentshavebeenreflectedintheproposedbuildingsinorderthat:

• Theexistingbuildingisrespectedinproposalsbroughtforward for the site.

• The historical character of the buildings and their surroundingsarecontinued.

• The historical light and air between and around buildings iscontinuedinthedesignsproposed.

Figure 2.05: Main facade of the Norton Building as it is today. Design principles are highlighted in the notes

KEY:

Figure 2.06: Early photograph of the Norton Building illustrating original extent of development and setting within open space. Note buildings to right (highlighted in pink) are now lost

Figure 2.07: The Nortons Building today (similar viewpoint to below)

Brick caps to the towers.

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Datum @ 75.000m

Area obscured

Area obscured

South East Elevation

Datum @ 75.000m South West Elevation

Title

Project

DateSurveyed Drawn Checked

Client

Member of

Job No Drawing No Revision Scale/Size

A1

3D Services (South East) LtdUnit 5 Coopers Place, Combe Lane, Wormley, Surrey GU8 5SZTel: 01428 684144 • •Fax: 01428 685522 • •[email protected]

S E R V I N GCF

ONSTRUCTIONOR 25 YE AR S

17/108 17/108/07 1:200

FORMER NORTON BUILDING, WELWYN GARDEN CITY

ELEVATIONSSheet 1 of 2

ANGLODANE (WELWYN) LTD

RMC CSG RMC 20/09/17

RevisionsDate Revision Amendment

FOR USERS OF THIS DRAWING IN DIGITAL FORMAT:

THIS DRAWING HAS BEEN SURVEYED TO A DEGREE OFACCURACY COMMENSURATE WITH THE SCALE INDICATED IN THETITLE PANEL AND ANY DIMENSIONS EXTRACTED SHOULD BETREATED AS SUCH

Figure 2.08: The Norton Building in the early 1930s Figure 2.10: Recent aerial photograph of the Norton Building with original elements highlighted in orange

Figure 2.09: The Norton Building south west elevation as existing - illustrating how the building was designed as a series of blocks

Mainbuilding

KEY:

Mainentranceandoffices

Link building

Tower (second tower behind)

Wing with original single storeybuildingattachednow demolished

Later extensions

original building demolished in pink

3.0DesignFramework

3.1 Introduction

3.2 NationalPlanningPolicyFramework

3.3 TheNationalDesignGuide

3.4 LocalPlanningPolicy

3.5 Site Constraints

3.6 SiteOpportunities

Figure 3.01: Satellite photograph with site edged in red

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Introducing the ten characteristics36 Well-designed places have individual characteristics which work together to create its physical Character. The ten characteristics help to nurture and sustain a sense of Community. They work to positively address environmental issues affecting Climate. They all contribute towards the cross-cutting themes for good design set out in the National Planning Policy Framework. 37 The ten characteristics set out in Part 2 are:

■ Context – enhances the surroundings.

■ Identity – attractive and distinctive.

■ Built form – a coherent pattern of development.

■ Movement – accessible and easy to move around.

■ Nature – enhanced and optimised.

■ Public spaces – safe, social and inclusive.

■ Uses – mixed and integrated.

■ Homes and buildings – functional, healthy and sustainable.

■ Resources – efficient and resilient.

■ Lifespan – made to last.The ten characteristics of well-designed places

A well-designed place

Cl i

ma

t e C h a r ac

t er

C o m m u n i t y

L i fespan

bu

ild

ing

sH

om

es a

nd

P u b l i c s p a c e s

Res

ourc

es Ident i t y

C ontex t

N a t u r e

Built form

Us es

M

ovemen

t

Enhanced and

optimisedSafe, social

and inclusive

Mixed and integrated

Functional, healthy and sustainable

Efficient and resilient

Made to last Enhances the surroundings

Attractive and distinctive

A coherent pattern of

development

Accessible and easy to move

around

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The Planning System and Crime Prevention

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

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Safer Places

The Planning System

and Crim

e Prevention

This good practice guide sets out how

the planning system is able to deliver

well-designed and safe places. It challenges

all those involved in the design and layout

of new development to think about the most

appropriate crime reduction measures

without compromising the quality of the local

environment. In doing so, it emphasises the

importance of designing to suit the local

context. This guide builds on and complements

Government urban design and crime reduction

objectives and guidance, including

Secured By Design.

The Customer Services Department

Thomas Telford Limited

Unit I/K

Paddock Wood Distribution Centre

Paddock Wood

Tonbridge TN12 6UU

Tel: 020 7665 2464

Fax: 020 7665 2245

12

The signof a goodplace to live

14

3.0 Design Framework

3.1 Introduction

Thissectionsetsoutthekeypoliciesandguidancewhichform the framework within which the design of the scheme has been developed.

3.2 National planning policy framework

The NPPF was published in 2012 and updated in July 2018 and February2019.Thedocumentsetsoutnationalguidancerelatingtodesign.Paragraph124statesthecreationofhighquality buildings and places is fundamental to what the planning and development process should achieve. Good designisakeyaspectofsustainabledevelopment,createsbetterplacesinwhichtoliveandworkandhelpsmakedevelopmentacceptabletocommunities.Paragraph127explains that planning decisions should aim to ensure that developments:

a.functionwellandaddtotheoverallqualityoftheareaovertheirlifetime;

b.arevisuallyattractiveasaresultofgoodarchitecture,layoutandappropriateandeffectivelandscaping;

c.aresympathetictolocalcharacterandhistory;

d.establishormaintainastrongsenseofplace;

e.optimisethepotentialofthesitetoaccommodateand sustain an appropriate amount and mix of development;and

f.createplacesthataresafe,inclusiveandaccessibleandwhichpromotehealthandwell-being.

Further detailed guidance on design issues was provided inMarch2014,withintheGovernment’sPlanningPracticeGuidance. The Guidance explains that planning should promote:

• Localcharacter(includinglandscapesetting)

• Safe,connectedandefficientstreets

• Anetworkofgreenspaces(includingparks)andpublicplaces

• Appropriate security measures and address crime prevention

• Access and inclusion

• Efficientuseofnaturalresources

• Cohesiveandvibrantneighbourhoods

Awelldesignedplaceisdefinedasonewhichisfunctional,supportsmixedusesandtenures,isadaptableandresilient,hasadistinctivecharacter,isattractiveandpromoteseaseofmovement. Public spaces should be lively. Guidance is provided onlayout,buildingform,scale,detailsandmaterials.

3.3 The National Design Guide

TheNationalDesignGuidewaspublishedbytheMinistryofHousing,CommunitiesandLocalGovernmentinJanuary2021.Itisaresponsetothe‘CreatingSpaceForBeauty’interimreportbytheBuildingBetter,BuildingBeautifulCommission published in July 2019.

Thisguideillustrateshowwell-designedplacesthatarebeautiful,enduringandsuccessfulcanbeachievedinpractice.ItformspartoftheGovernment’scollectionofplanningpracticeguidanceandshouldbereadalongsidetheseparateplanningpracticeguidanceondesignprocessandtools.

The 10 characteristics of well designed places

Well-designedplaceshaveindividualcharacteristicswhichworktogethertocreateitsphysicaldistinctiveness.The10characteristicshighlightedintheNationalDesignGuidehelpto nurture and sustain a sense of community and work to positivelyaddressenvironmentalissuesaffectingclimate.Theyallcontributetowardsthecross-cuttingthemesforgooddesignsetoutintheNationalPlanningPolicyFramework.

The 10 characteristics of well designed places (National Design Guide, January 2021)

3.4 Local planning policy

ThecurrentplanningpoliciesforWelwynHatfieldaresetoutin the statutory development plan which comprises the saved policiesoftheWelwynHatfieldDistrictPlanadopted2005,theHertfordshireWasteLocalPlanadopted2012-2014andtheHertfordshireMineralsLocalPlanadopted2007.WelwynHatfieldarecurrentlypreparingaNewLocalwhichwillshapethe future of development between now and 2032.

The Site has been promoted for inclusion in the Local Plan asaresidentialsite.ThishasbeenacceptedbytheCouncilandtheSitehasbeensubmittedasaMainModificationtotheLocalPlanExamination.SubjecttoconfirmationbytheInspector,theSitewillbeallocatedintheLocalPlanforresidentialdevelopment.

3.5 Other design guidance

Inadditiontonationalandlocalpolicy,thedevelopmentproposals have been designed with reference to a number of design guidance documents as follows:

• ManualforStreets(2007)(MfS2,September2010)

• RelevantPlanningPracticeGuidance

• Building for Life (Building for Life Partnership, 2012)

• SecuredbyDesign

• LayouttheFoundations:AHousingStrategyforEngland 2015

PM AM

NOON

MilanHouseMilanHouse

ExistingExistingapartmentsapartments


Constraints Plan Key

3.6 Site Constraints

A number of physical constraints within and around the boundaries of the site have informed the development of the site layout for the development. These include the following:

• Thepositionofthenon-designatedheritageasset(NortonBuilding).

• ThebasementoftheexistingNortonBuildingandit’spossiblere-use.

• Possiblenoisefromadjacentuses.

• Potentialnoiseforadjacentroads.

• Overlookingfromadjacentuses.

• Existingaccesstothesiteandlinkstopedestrianfootpaths.

• Existingbuildingsincloseproximitytotheboundary.

• Thesunpathandpossibleovershadowingoffuture open spaces.

• AlocationwithinWelwynGardenCityandtheexpectationsfornewbuildingstofollowtheGardenCityethos.

• Viewsfromthesiteontopotentiallyunattractiveadjacentbuildings.

• Potentialoverlookingfromaneighbouringapartmentbuilding.

Site boundary

Potential noise from adjacent industrial estate

Existing building demolished

Extent of existing basement

Retained existing building outside site boundary

Overlooking from adjacent properties

Sun path

Figure 3.02: Site constraints plan

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3.0 Design Framework

3.7 Site Opportunities

Thefollowingopportunitieshavebeenidentifiedforthedevelopment of the site:

• Torealisethepotentialofthesiteasresidentialdevelopment.

• To deliver much needed homes in a highly sustainablelocation.

• Tocreateanattractiveresidentialneighbourhoodwhere people will want to live.

• To create a high quality open space with dwellings overlookingandofferingnaturalsurveillance.

• To use two vehicular entrance points into the site.

• ToexploreoptionsfortheproposedbuildingstopayhomagetoarchitectureoftheexistingNortonBuilding.

• Tocontinuetheestablishedmaterialsonsite-includingpredominantbrickworkandlargewindow openings.

• Toensurealldwellingsmeetthenationallydescribedstandards.

• To use car parking courts and adapt and extend theexistingbasementtoreducetheperceivedamount of parking on site.

• TocontinuetheGardenCityethoswithlightopenspaces.

• Reflecttheresidentialdevelopmentrecentlyconsented at 51 Bridge Road East (for 54 new apartments).

• Provide visual enhancement of the site seen formpublicviewpoints(andremovingderelictbuildings).

Site boundary

Site access

Existing footprint

Residential development and associated infrastructure

Visual improvements from public realm

Improved connectivity

Figure 3.03: Site opportunities plan

Tew

in R

oad

Tew

in R

oad

Bridge Road East

Bridge Road East

Concept Plan Key

4.0DesignProcess

4.1 Objectives

4.2 FirstPre-App

4.3 SecondPre-App

4.4 ThirdPre-App

4.5 CouncillorsMeeting

4.6 MeetingwithWelwynGardenCitySociety&Welwyn Garden City Heritage Trust

Artist’s impression - Pre-App 2 stage

18

4.0 Design Process

4.1 Objectives

Anglodane (Welwyn) Ltd have engaged with key stakeholders at an early stage of the design process in order for their comments and views to be taken on board through the designevolution.

Thepreparationofsketchschemeshasbeenusedtodeveloptheproposalsandthese,alongwithviabilityassessments,havebeenthesubjectofthreeformalPre-Appsubmissionsasdescribed on the following pages.

An extensive project team of consultants has been brought togethertohelprefinetheproposalsandtoinformthepublic,localplanningauthorityandotherstakeholders.

4.2 First Pre-App

Thefirstpre-appstagesubmissionwasmadeinMarch2019.AmeetingwiththeLocalPlanningAuthorityfollowedinJune2019andformalwrittenfeedbackwasreceivedimmediatelyafterthismeeting.

ThefirstPre-Appcomprised5buildingsonthesitewithatotalof134apartments.

Theproposals(replicatedonfigures4.01and4.02below)were for the Norton Building to be demolished and replaced withresidentialbuildings.

ThewrittencommentsreceivedinJune2019included:

• The site remains within a designated employment area and it should be demonstrated that the site is no longer viable for employment use.

• The proposed development was considered acceptable in principle.

• The density of development on the site was considered ‘over-development’.

• TheNortonBuildingmaybeconsideredanon-designatedheritageassetanditsdemolitionmaybecontentious.

• Overlookingandresidentialamenityconcernswereraised.

• The quality and quantum of amenity space was questioned-andconfirmationwasgiventhatbalconiescancontributetoamenityspace(withaminimumsizeof5 sqm).

• Alightingstrategywouldberequiredtoaccompanyanyfutureplanningapplications.

• Buildingsof4-5storeyswouldbeacceptable.

• Duetothevariednatureofneighbouringsiteuses,anacousticreportwouldberequiredforanyfuturePlanningApplications.

• It was considered that car parking standards had been metbasedon194spaces(1.25spacesfora1bedapartment and 1.5 a two bedroom apartment).

• Cycle parking and motorcycle parking spaces will be required as well as electric vehicle charging points.

• 30%ofunitsshouldbeaffordable.

Figure 4.01: Pre-App 1 - Proposed aerial view looking east Figure 4.02: Pre-App 1 - Proposed site plan


4.3 Second Pre-App (September 2019)

AsecondPre-AppstagesubmissionwasmadeinNovember2019afterwhichameetingwiththeLocalPlanningAuthorityfollowedinDecember2019andformalwrittenadvicewasissued in January 2020.

ThisPre-AppconcernedproposalsfordemolitionoftheNortonBuildingandadevelopmentof4buildingsonthesitewithatotalof134apartments.Theproposedresidentialbuildingsusedtheexistingbuildingasadesigncue.

Variouscharacteristicsof1930’sbuildingsinanArtDeco/StreamlineModernstylewereidentifiedandperspectiveviews of the proposed buildings were produced to demonstratehowthesecharacteristicscouldbeincorporated(seefigures4.03to4.06).

Feedback from the Council included the following key principles:

• Theprincipleoftheuseofthesiteforresidentialwasaccepted.

• High quality design is important.

• Reducedcarparkingratioscanbesupportedwithevidence.

• Thereisaneedforamixofunitssizes.Theproposalfor1,2and3bedapartmentswaswelcomed.

• Notwithstandingadvicetoretaintheexistingbuilding,the layout and quantum of open space was considered acceptable.

• The visibility of surface car parking was raised as a concern,howeveritwasrecognisedthattheuseofmatureplantingcouldmitigatethis.

• High quality landscaping is important to create a visually attractivesettinginlinewiththeGardenCityethos.

• It was considered that the architectural design created a positiveandcoherentidentity.Minorcommentsrelatedtotheintroductionofnewmaterialstothesite-whichwas not encouraged.

• Constraints,suchasnoisefromneighbouringproperties,will need to be considered and overcome.

• Thereisaneedtoconsidertheeffectsonthenon-designated heritage asset.

• 20% of the apartments are required to meet Building RegulationPartM4(2).

Figure 4.03: Pre-App 2 - Proposed site plan Figure 4.04: Pre-App 2 - Proposed aerial view looking east

20

4.0 Design Process

4.4 Third Pre-App

AthirdPre-AppwasmadeinSeptember2020andameetingbetween the applicant and the Local Planning Authority took placeinOctober2020.FormalwrittenadvicewasissuedbytheLocalPlanningAuthorityinDecember2020andthisissummarised below.

ThethirdPre-ApprelatedtoHeritagemattersonly.ThedesignproposalsremainedthesameasthosesubmittedatthestageofthesecondPre-App.Newinformationrelatedtothe submission of a Financial Viability Assessment (FVA) and a HeritageSignificanceStatement.

TheFVAconsideredfourdevelopmentoptionsasoutlinedbelow:

1. Part conversion (Prior Approval scheme).

2. Fullconversionwithadditionalnewbuilddevelopment(‘OptionA’).

3. Fullconversion,verticalextensionandadditionalnewbuilddevelopment(‘OptionB’).

4. Demolitionandcomprehensivenewbuilddevelopment(theproposedscheme)(‘OptionD’).

Afifthoptionwasnotedasworthyofconsideration–aschemebasedonfaçaderetention–howeverthiswasconsideredunfeasiblebytheapplicant’steam,asitwas

assessedthatforpracticalreasonsanewstructurewithcurrent storey heights could not be sensibly incorporated behindtheexistingfaçade.

InconclusiontheapplicantconsideredOptionD(demolitionoftheexistingbuildinganderectionofanewbuilddevelopment)theonlyfeasibleoption.RetentionoftheNortons Building was not considered feasible.

TheLocalPlanningAuthorityofferedthefollowingadvice:

• Pubicbenefitsderivedfromtheproposeddevelopmentwouldneedtooutweightheharmtothenon-designatedheritage asset.

• Futuredevelopmentshouldreflecttheexistingbuildingand its historical character.

• Any replacement building should be of a high architecturaldesign,payinghomagetotheexistingbuilding

• Existingfabricsshouldbere-usedwherepossible.

• The proposals should be supported by a Heritage Statement.

• That the FVA is kept under constant review to take into accountCovid-19andBrexitimplications.

Figure 4.05: Pre-App 2 - Proposed perspective view looking north Figure 4.06: Pre-App 2 - Proposed perspective view looking north west


4.5 Councillors Meeting

AvirtualmeetingwasheldwiththePeartreeWardCouncillors on the 16thMarch2021.

Atthemeetingthefollowingpointswerediscussed;

• TheaccessfromTewinRoadanditsrelationshipwiththenearbyMethodistChurchandthethroughroadaccessfrom Bridge Road East to Tewin Road.

• Creationofonelargeareaofamenityspacewiththecreationofanoutdoorgymorchildren’splayground.

• Parkingratioandactive/passiveelectricchargingpoints.

• Affordablehousingnumbersratioandtheinclusionofsocially – rented housing.

• Appearanceofthebuilding,brickworkdesignandcurvedbalconies.

• Outsideletterboxestohelpwithsecurity.

As a result of these discussions the following amendments were made to the layout:

• Vehicular access from Tewin Road into the site has been removedandacombinedfootpathandbicyclelane4mwidehasbeenprovided.However,removablebollardswill also be provided at the access point from Tewin Road to allow emergency vehicles to access the site.

• As a result of removing the vehicular access from Tewin RoadtheamenityspacesfacingbuildingsB,CandDhavebeen linked together to form one larger open amenity space with a children’s playground.

• 20%ofcarparkingspaceswillhaveactiveelectriccharging points the remaining will be passive.

• Both Rent and Shared Ownership tenures will be provided.

• Outsideletterboxeshavebeenaddedtotheapartmentbuildings to improve security.

4.6 Meeting with Welwyn Garden City Society & Welwyn Garden City Heritage Trust

AvirtualmeetingwasheldwiththeWelwynGardenCitySociety&WelwynGardenCityHeritageTruston13th April 2021.

Atthemeetingthefollowingpointswerediscussed;

Conversionoftheexistingbuildingortheretentionoftheexistingfaçade.Itwasexplainedthatretentionoftheexistingbuilding or retaining the facade was found to be unviable.

AninterpretationboardreferencingthehistoryoftheNortonBuilding.Itwasagreedthatainterpretationboardwouldbeincluded on site.

Theamountofaffordableunitswasdiscussed.Itwasexplainedthat15%oftheaccommodationwouldbeaffordabledwellingsandthatthiswasagreedwiththeCouncilandreflectedtheviabilityofthescheme.

Parking was discussed and concern expressed about the 1.1 carparkingratio.Howeveritwaspointedoutthat43%offlattedhouseholdsintheareadidnotownacar.

Theopenspaceonthesitewasdiscussed.Itwasmentionedthat the amenity space had been amended in line with comments from the local ward councillors. It was explained that the area would be maintained and monitored through amanagementcompanywhowouldholdregularmeetingswith residents.

Theexistinggymonsitewasraised.Itwasexplainedthatthegym owner is at the end of their lease and that the gym is not being incorporated into the proposals for the site.

22

Documents

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