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Chapter 13: Site Allocations and New Development
Figure 13.1 Allocated sites for delivery
Site allocations and new development
13.1 Demographic pressures, a national housing shortage and unbalanced regional development on a national level creates significant demand for housing in Watford and the South East more generally. The borough's proximity to London (with high housing costs in the city pushing people out into the surrounding areas) has resulted in challenging housing targets over the plan period.
13.2 There is need to plan for these homes. The Watford Housing and Economic Land Availability Assessment (HELAA) (2021) involved an exhaustive search of the borough for land available for development and sought to assess the capacity of the urban area. The administrative area of Watford has a capacity for providing 14,988 units over the plan period, with current estimates indicating a 793 units per annum requirement.[9]
13.3 These sites are identified on the Policies Map. The policy is applicable to those sites identified in Tables 13.1, 13.2, 13.3 and 13.4 which include the following information:
Site Name and Map
The land use allocated for
Site Size
Whether the site is part of the Core Development Area
Timescales
Key development requirements and considerations
Indicative yield (including net additional employment floorspace)
13.4 The process for calculating the indicative yields of the site has been set out in the HELAA, as has the wider process for site selection.
13.5 The development requirements and considerations detailed in Tables 13.1, 13.2, 13.3 and 13.4 are not exhaustive. They consist of a mix of requirements for on-site provision and considerations to aid scheme design by identifying key constraints and bespoke to specific sites. All allocated sites have a presumption in favour of development in principle. However, all proposals need to comply with the full suite of policies in the Local Plan. Absence of reference to a study or mitigation measure does not mean that it would not be required if a planning application was submitted.
Strategic Policy SA13.1: Allocated sites for delivery
The sites listed in Tables 13.1, 13.2, 13.3 and 13.4 as shown on the Policies Map, are allocated for residential (Use Class C3), mixed-use development (Sui Generis), employment uses (Use Classes B and E), education use (Use Class F1(a)) and any other uses specified. Planning permission will be granted for proposals that:
Accord with the policies in the Local Plan;
Accord with any Supplementary Planning Document, master plan or development brief that affects the site; and
Address the key development considerations for each site; and
Provide appropriate mitigation measures for issues identified where the development considerations set out the need for an assessment.
Table 13.1: Housing sites
Site
Size (ha)
Location
Timescale
Development requirements and considerations
HS01 Land and garages at Lych Gate
0.1
Outside of CDA
1-5 years
The site is allocated for residential development.
Development proposals should:
Retain access to the garages not allocated in the Plan;
Take account of the potential risk of contamination on site; and
Be accompanied by a parking survey to avoid any adverse impacts on parking in the area.
Indicative yield = 5 units
HS02 Land and buildings at 275 Sheepcot Lane
0.35
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Have regard to the waste management facility currently included in the allocation. The County Council, as the Waste Planning Authority, should be consulted on any applications which come forward on this site and the adopted Waste Local Plan Safeguarding Policy must be taken into account in the consideration of any applications;
Demonstrate that safe access has been provided to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site;
Take account of the potential risk of contamination on site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 21 units
HS03 Land and garages adjacent to 1 Lavinia Avenue
0.08
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Take account of the potential risk of contamination on site;
Avoid any significant adverse impacts on the locally listed building, Garston Bus Garage, located directly opposite the site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 5 units
HS04 Land and buildings at 5 Sheepcot Drive
0.17
Outside of CDA
6-15 Years
The site is considered suitable for residential development.
Development proposals should:
Be accompanied by a Preliminary Ecological Appraisal;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site.
Indicative yield = 9 units
HS05 Land at the Badger Public House
0.15
Outside of CDA
1-5 years
The site is considered suitable for residential development. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'.
Development proposals should:
Be accompanied by a Preliminary Roost Assessment; and
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the west of the site.
Indicative yield = 9 units
HS06 Land at Russell Lane
1.61
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Demonstrate that safe access has been provided to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings and open space adjacent to the south of the site;
Incorporate compensatory measures for the loss of Green Belt into the scheme, in line with national policy; and
Be accompanied by a Noise Assessment and provide the appropriate mitigation for noise associated with the road network.
Indicative yield = 93 units
HS07 Land at former Mothercare site
1.3
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Be accompanied by a Preliminary Ecological Appraisal;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site; and
Be informed by a Surface Water Drainage Strategy as the site is subject to surface water flood risk.
Indicative yield = 98 units
HS08 Land at the Longspring car park
0.27
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Be accompanied by a parking survey to ensure that an appropriate level of car parking for the local shopping parade is retained;
Avoid any significant adverse impacts on the locally listed buildings, 91-111 Longspring, located directly opposite the site;
Be accompanied by a Noise Assessment and provide the appropriate mitigation for noise associated with the road network; and
Take account of the potential risk of contamination on site.
Indicative yield = 17 units
HS09 Land and buildings at 420-420a St Albans Road
0.12
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Demonstrate that safe access has been provided to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk;
Take account of the potential risk of contamination on site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 9 units
HS10 Land at Balmoral Road
0.06
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Be accompanied by a Preliminary Roost Assessment;
Be informed by a Surface Water Drainage Strategy as the site is subject to surface water flood risk;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and
Take account of the potential risk of contamination on site.
Indicative yield = 5 units
HS11 Land to the rear of 53 Langley Way
0.09
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Demonstrate that safe access has been provided to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings and shopping parade adjacent to the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 7 units
HS12 Land and garages between 139 and 149 Queens Road
0.05
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Avoid significant harm to the setting of the Estcourt Conservation Area;
Seek to enhance the setting and safety of the public footpath to the north west of the site;
Take account of the potential risk of contamination on site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line directly adjacent to the site;
Be accompanied by a parking survey to avoid any adverse impacts on parking in the area; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 5 units
HS13 Corner of Park Avenue and Rickmansworth Road
0.1
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Avoid significant harm to the setting of Cassiobury Registered Park, located north of the site; and
Avoid any significant adverse impacts on the locally listed buildings located in the vicinity of the site.
Indicative yield = 9 units
HS14 Land at 14-20 Upton Road
0.22
CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Avoid any significant adverse impacts on the locally listed building, Exchange House, located opposite the site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 48 units
HS15 Land at 80 Cassio Road
0.08
CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Demonstrate that safe access has been provided to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the south of the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 17 units
HS16 Land and buildings at 176-186 Rickmansworth Road
0.16
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Avoid any significant adverse impacts on the locally listed buildings, 195-199 Rickmansworth Road located directly opposite the site;
Demonstrate that safe access has been provided to the site via Queen Mary's Avenue;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north and east of the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 12 units
HS17 120-122 Exchange Road
0.05
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 5 units
HS18 Car park at Vicarage Road / Exchange Road
0.05
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Be designed to ensure safe pedestrian and cyclist access to and from the site;
Avoid any adverse impacts on the locally and nationally listed buildings located in the vicinity of the site, including the Grade II listed Former Watford County Court House adjacent to the site. A Heritage Impact Assessment may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site;
Take account of the potential risk of contamination on site; and
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.
Indicative yield = 5 units
HS19 Crown Passage car park
0.1
CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Avoid significant harm to the High Street and Kings Street conservation area;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site;
Incorporate the trees to the south of the site into the design of the scheme to provide a buffer to the adjacent road network;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the immediate vicinity of the site. A Heritage Impact Assessment may be required; and
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.
Indicative yield = 18 units
HS20 Land at Lower Derby Road
0.27
CDA
1-5 years
The site is considered suitable for residential development. An improved replacement skate park has been completed at Oxhey Park North.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Retain the current access to the site from Lower Derby Road; and
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site.
Indicative yield = 59 units
HS21 Land at Waterfields Retail Park
1.89
CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Seek to engage with the landowners of sites MU16, located adjacent to the site, to maximise the benefits of development;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north of the site;
Retain significant trees on site wherever possible, including those with a Tree Protection Order; and
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the immediate vicinity of the site. A Heritage Impact Assessment may be required.
Indicative yield = 414 units
HS22 Land and buildings at 252-272 Lower High Street
0.5
CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site;
Demonstrate that safe access has been provided to the site;
Consider how the scheme contributes to the pedestrian and cyclist experience in the area and retain the footpaths adjacent;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zone 2 and 3a, and is also subject to groundwater and surface water flood risk;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided; and
Take account of the potential risk of contamination on site.
Indicative yield = 110 units
HS23 Land and buildings at 247 Lower High Street
0.14
CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Seek to engage with landowners of sites MU16, located adjacent to the site, to maximise the benefits of development;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zone 2 and 3a, and is also subject to groundwater and surface water flood risk;
Take account of the potential risk of contamination on site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 31 units
HS24 Land and garages between 41 and 61 Brightwell Road
0.05
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Take account of the potential risk of contamination on site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site; and
Be accompanied by a parking survey to avoid any adverse impacts on parking in the area.
Indicative yield = 4 units
HS25 Land and garages to the rear of 15-17 Liverpool Road
0.12
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Take account of the potential risk of contamination on site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site;
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area; and
Be accompanied by a Preliminary Ecological Appraisal.
Indicative yield = 11 units
HS26 Land and garages to the rear of 2-24 Elfrida Road
0.08
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the east of the site;
Demonstrate that safe access has been provided to the site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk;
Take account of the potential risk of contamination on site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line directly adjacent to the site; and
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.
Indicative yield = 8 units
HS27 Land at Croxley View
3.2
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Enhance the green corridor and high quality cycle and walking route, which provides a key link between the Ebury Way and Cassiobury Park;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the east of the site; and
Be accompanied by a Preliminary Ecological Appraisal.
Indicative yield = 240 units
HS28 Wiggenhall Depot
1.5
CDA
6-15 years
The site is considered suitable for residential development. Re-provision of the depot and waste transfer station is required.
Development proposals should:
Enhance the setting of the River Colne and be designed to minimise impact on wildlife habitats;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site;
Retain the significant locally listed buildings on site where possible. If it is demonstrated to be unfeasible to retain the listed building on site, the design of the replacement scheme should be of an extremely high quality to justify the loss of the building;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Take account of the potential risk of contamination on site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 330 units
HS29 41 Aldenham Road
0.05
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Avoid any significant adverse impacts on the locally listed building, Bushey Baptist Church, adjacent to the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north of the site; and
Take account of the Pinner Road Air Quality Management Area, located to the south of the site.
Indicative yield = 5 units
HS30 Chalk Hill car park
0.04
CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Demonstrate that safe access has been provided to the site;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk;
Take account of the Pinner Road Air Quality Management Area, located to the east of the site;
Take account of the potential risk of contamination on site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site; and
Be accompanied by a parking survey to ensure that an appropriate level of car parking for Bushey station is retained.
Indicative yield = 9 units
HS31 Land at Bushey Station
0.31
CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Ensure the scheme is designed to provide high quality connections to Bushey Station for pedestrians and cyclists;
Take account of the Pinner Road Air Quality Management Area, located to the north east of the site;
Avoid any adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site; and
Be accompanied by a parking survey to ensure that an appropriate level of car parking for Bushey station is retained.
Indicative yield = 68 units
HS32 Riverside Road and garages
0.1
Outside of CDA
1-5 years
The site is considered suitable for residential development.
Development proposals should:
Take account of the potential risk of contamination on site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Be accompanied by a Preliminary Roost Assessment; and
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.
Indicative yield = 5 units
HS33 Land and garages at Kingsfield Court
0.06
Outside of CDA
6-15 years
The site is considered suitable for residential development.
Development proposals should:
Take account of the potential risk of contamination on site;
Demonstrate that safe access has been provided to the site;
Incorporate the trees to the south of the site into the design of the scheme. A Tree Survey may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site;
Be accompanied by a Preliminary Roost Assessment; and
Be accompanied by a parking survey.
Indicative yield = 4 units
Table 13.2: Mixed use sites
Site
Size
(ha)
Location
Timescale
Development requirements and considerations
MU01 Land at Woodside Community Centre
0.2
Outside of CDA
6-15 years
This site is considered suitable for mixed use development, including residential and community uses. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'.
Development proposals should:
Take account of the significant ground level change to the south of the site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 12 units
MU02 Land at 501 St Albans Road
0.21
Outside of CDA
1-5 years
This site is considered suitable for mixed use development, including residential and community uses. Redevelopment of the site should be in line with Policy 'HC12.3 Built Cultural and Community Facilities'.
Development proposals should:
Avoid significant adverse impacts on the locally listed building, North Watford Library, located opposite the site;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north west of the site;
Demonstrate that safe access has been provided to the site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Be accompanied by a Preliminary Roost Assessment.
Indicative yield = 13 units
MU03 Land at the Lemarie Centre
0.1
Outside of CDA
1-5 years
This site is considered suitable for mixed use development, including residential and community uses. Redevelopment of the site should be in line with Policy 'HC12.3 Built Cultural and Community Facilities'.
Development proposals should:
Seek to work collaboratively with the landowner of site MU23, which is located adjacent to the east, to maximise the benefits of development;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Avoid significant adverse impacts on the locally listed building, North Watford Library, located adjacent to the site.
Indicative yield = 7 units
MU04 453 St Albans Road
0.3
Outside of CDA
1-5 years
This site is considered suitable for mixed use development, including residential uses. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'.
Development proposals should:
Avoid significant adverse impacts on the locally listed building, North Watford Library, located opposite the site;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site.
Indicative yield = 18 units
MU05 Land and buildings at 94-98 St Albans Road
2.47
CDA
1-5 years
This site is considered suitable for mixed use development, including residential uses. A primary school is also required on site.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area;
Ensure that retail re-provision on site will not exceed the existing retail floorspace;
Seek to work collaboratively with the landowner of site MU06, which is located adjacent to the east of the site, to maximise the benefits of development;
Avoid significant harm to the Nascot Conservation Area, located directly to the west of the site;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided;
Facilitate appropriately and proportionately towards the timely provision of required infrastructure identified in Watford's Infrastructure Delivery Plan, including measures to improve access to the station for cyclist, pedestrians and vulnerable users; and
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site.
Indicative yield = 1,214 units
295sqm of office floorspace
4,960sqm of commercial and educational floorspace
MU06 Land at Watford Junction
7.46
CDA
1-15 years
This site is considered suitable for mixed use development, including residential, employment and commercial uses. A replacement childcare facility and a new primary school is required on site.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area, including the necessary improvements to the station and it's functionality;
Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including measures to improve bus priority around the station;
Support the delivery of a new pedestrian and cycle bridge and the protection of a second crossing route from Penn Road across the railway line;
Demonstrate that safe access has been provided to the site;
Ensure the layout of the scheme has been designed to minimise any potential adverse impacts associated with the railway lines and the concrete batching plant and rail aggregates depot. This may include locating non-residential floorspace in the lower storeys;
Seek to work collaboratively with the landowners of sites MU05 and MU07, which are located adjacent to the site, to maximise the benefits of development;
Avoid significant harm to the setting of the Nascot Conservation Area, located directly west of the site;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided;
Take account of the potential risk of contamination on site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, rail aggregates depot and associated concrete batching plant located in and adjacent to the site. Early engagement with the site operator will be required to ensure that to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operations.
Indicative yield = 1,232 units
20,998sqm of office floorspace
MU07 Land and buildings at Astral House
1.32
CDA
1-5 years
This site is considered suitable for mixed use development, including residential and employment uses.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area;
Result in no net loss of employment floorspace on site;
Seek to work collaboratively with the landowners of sites MU06 and EM05, which are located adjacent to the east of the site, to maximise the benefits of development;
Demonstrate that safe pedestrian and cyclist access to the site has been provided;
Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including the safeguarding of land required for the bridge;
Take account of the potential risk of contamination on site;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided; and
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, rail aggregates depot and associated concrete batching plant located in and adjacent to the site. Early engagement with the site operator will be required to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operations.
Indicative yield = 131 units
MU08 22-28 Station Road
0.12
CDA
1-5 years
This site is considered suitable for mixed use development, including residential and office uses.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area;
Support the objectives of the Clarendon Road Primary Office Location;
Facilitate improvements to cycle provision on St Albans Road, particularly the narrowing of the cycle lane approaching the junction from the west;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Avoid significant harm to the setting of the Nascot Conservation Area, located directly west of the site.
Indicative yield = 21 units
480sqm of office floorspace
MU09 Land at Watford Police Station
0.68
CDA
1-5 years
This site is considered suitable for mixed use development, including residential and office uses.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area and the Clarendon Road Primary Office Location;
Position the tallest elements of the scheme along the Clarendon Road frontage;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings south and to the west of the site and to create a strong relationship with the street edge;
Retain the trees on the Clarendon Road frontage;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the immediate vicinity of the site, including the locally listed building within the site boundary. If it is demonstrated to be unfeasible to retain the listed building on site, the design of the replacement scheme should be of an extremely high quality to justify the loss of the building;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided.
Indicative yield = 120 units
2,770sqm of office floorspace
MU10 Land to the rear of 125-127 The Parade
0.51
CDA
1-5 years
The site is considered suitable for mixed use development, including residential and commercial uses.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings and shopping parade surrounding the site;
Provide a quality frontage and landscaping along the Parade and Albert Street South;
Seek to engage with the landowners of site MU13 located adjacent to the east to maximise the benefits of development;
Avoid significant harm to the setting of the Civic Core Conservation Area;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required.
Indicative yield = 90 units
MU11 23-37 The Parade
0.41
CDA
1-5 years
The site is considered suitable for mixed use development, including residential uses and active commercial uses on the ground floor.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the immediate vicinity of the site, including the locally listed shopfront within the site boundary. If it is demonstrated to be unfeasible to retain the listed building on site, the design of the replacement scheme should be of an extremely high quality to justify the loss of the building. A Heritage Impact Assessment may be required;
Seek to engage with landowners of site MU12 located adjacent to the west to maximise the benefits of development;
Comprehensive redevelopment should explore options for the provision of a high quality market which will capitalise on the increased residential occupancy of the Town Centre and an improved inter-relationship with Clarendon Road;
Provide high quality pedestrian connections between Beechen Grove and the Parade; and
Enhance the public realm along Beechen Grove.
Indicative yield = 72 units
MU12 19-21 Clarendon Road
0.08
CDA
1-5 years
The site is suitable for mixed use development, including residential and commercial uses.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Seek to engage with landowners of site MU11 located adjacent to the west to maximise the benefits of development;
Avoid significant adverse impacts on the locally and nationally listed buildings and monuments located in the vicinity of the site. A Heritage Impact Assessment may be required; and
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site.
Indicative yield = 14 units
MU13 Land at Sainsbury's, Town Centre
1.0
CDA
6-15 years
The site is suitable for mixed use development, including residential and commercial uses.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Improve the setting and public realm along Beechen Grove and Albert Street South, as well as Gaumont Approach;
Seek to engage with landowners of site MU10 located adjacent to the west to maximise the benefits of development;
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings to the north of the site;
Avoid significant harm to the setting of the Civic Core Conservation Area which lies directly south of the site;
Avoid any significant adverse impacts on the locally and nationally listed buildings and monuments located in the vicinity of the site. A Heritage Impact Assessment may be required;
Provide no additional retail floorspace above the existing on site provision;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site;
Take account of the potential risk of contamination on site; and
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided.
Indicative yield = 220 units
MU14 Land at the car park, Wellstones
0.23
CDA
1-5 years
The site is suitable for residential led, mixed use development. E and F class uses are possible on the ground floor to maintain an active frontage.
Development proposals should:
Support the wider objectives of the Town Centre Strategic Development Area;
Avoid significant adverse impacts on the locally and nationally listed buildings in the vicinity of the site. A Heritage Impact Assessment may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site;
Take account of the potential risk of contamination on site; and
Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.
Indicative yield = 40 units
MU15 18 Watford Field Road
0.11
CDA
1-5 years
The site is suitable for mixed use development, including residential and community uses.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Be designed to maximise the outlook across Watford Field Recreation Ground; and
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required.
Indicative yield = 19 units
MU16 Land at Tesco, Lower High Street
7.6
CDA
6-15 years
The site is considered suitable for mixed use development, including residential, E and F class uses and a primary school.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area, including the linear park;
Enhance connectivity to the River Colne. This includes providing open space and a green route along the river as part of the linear park proposal. Renaturalisation of the culverted River Colne will also be supported;
Seek to engage with landowners of site HS21, located adjacent to the west, and HS23, located adjacent to the south, to maximise the benefits of development;
Provide no additional retail floorspace above the existing on site provision;
Enhance the strategic view from the railway line to the town centre. Proposals should be supported with images that demonstrate how a proposal will contribute towards the Watford skyline;
Have building heights along the River Colne that reflect the sensitivity of the location and minimise disturbance on the waterway;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site, including the locally listed coal duty marker on site. If it is demonstrated to be unfeasible to retain the listed monument on site, the design of the replacement scheme should be of an extremely high quality to justify the loss of the monument. A Heritage Impact Assessment may be required;
Adequately address the level changes on site;
Have regard to the high pressure pipeline that traverses the site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of new dwellings to be provided;
Take account of the potential risk of contamination on site;
Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including a revised junction layout, crossing improvements and provision of a cycle path along Lower High Street; and
Retain significant trees on site wherever possible, including those with a Tree Protection Order.
Indicative yield = 1,338 units
MU17 44-56 Vicarage Road
0.13
Outside of CDA
6-15 years
The site is considered suitable for mixed use development, including residential. The retail uses on the ground floor should be reprovided to strengthen the offer of the designated local centre.
Development proposals should:
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site;
Maintain the active retail frontage to Vicarage Road;
Avoid significant harm to the setting of the Square Conservation Area which lies opposite the site; and
Take account of the Hornets / Vicarage Road Air Quality Management Area, which the site is located within.
Indicative yield = 10 units
MU18 Land at Colne Valley Retail Park
2.65
CDA
6-15 years
The site is considered suitable for residential led, mixed use development. Re-provision of E class uses is possible on the ground floor.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area including the linear park;
Enhance connectivity to the River Colne. This includes providing open space and a green route along the river as part of the linear park proposal;
Have building heights along the River Colne that reflect the sensitivity of the location and minimise disturbance on the waterway;
Provide no additional retail floorspace above the existing on site provision;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site;
Have regard to the high pressure pipeline that traverses the site;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including a revised junction layout, crossing improvements and provision of a cycle path along Lower High Street; and
Take account of the potential risk of contamination on site.
Indicative yield = 466 units
MU19 Land to the west of and parallel to Ascot Road
0.71
Outside of CDA
1-5 years
The site is considered suitable for residential led, mixed use development.
Development proposals should:
Demonstrate that an appropriate amount of land has been safeguarded for the future provision of a mass transit route and station;
Enable improvements to the contraflow cycle lane to provide a two way cycle lane;
Enhance the green infrastructure network by enhancing the link between the Ebury Way and Cassiobury Park;
Avoid any significant adverse impacts on the locally listed monument, the Former Sun Printer's Clock Tower, located adjacent to the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 43 units
MU20 Land east of Ascot Road
0.45
Outside of CDA
6-15 years
The site is considered suitable for residential led mixed use development with E class uses suitable on the ground floor.
Development proposals should:
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and
Take account of the potential risk of contamination on site.
Indicative yield = 27 units
MU21 Land at Riverwell
12.0
CDA
1-15 years
The site is considered suitable for mixed use development, including residential, commercial uses and a primary school.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Enhance the public realm through the provision of a new public square;
Take account of the potential risk of contamination on site;
Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan; and
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of new dwellings to be provided.
Indicative yield = 1,383 units
MU22 Land at Colne Bridge Retail Park
0.8
CDA
6-15 years
The site is considered suitable for residential led, mixed use development. Re-provision of the retail uses is possible on the ground floor.
Development proposals should:
Support the wider objectives of the Colne Valley Strategic Development Area;
Enhance connectivity to the River Colne;
Have building heights along the River Colne that reflect the sensitivity of the location and minimise disturbance on the waterway;
Be designed to help facilitate provision of a potential pedestrian / cycle crossing over the River Colne in the future, as set out in the South West Hertfordshire Transport and Infrastructure Plan;
Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required;
Provide no additional retail floorspace above the existing on site provision;
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; and
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site;
Take account of the potential risk of contamination on site; and
Take account of the Pinner Road Air Quality Management Area, located to the north-west and south-east of the site.
Indicative yield = 141 units
MU23 Land at Asda, Dome Roundabout
7.03
Outside of CDA
6-15 years
The site is considered suitable for mixed use development, including residential and retail.
Development proposals should:
Avoid significant adverse impacts on the locally listed buildings, the North Watford Library and Former Odhams Press Hall, located adjacent to the site;
Provide no additional retail floorspace above the existing on site provision;
Be informed by a Surface Water Drainage Strategy as the site is subject to surface water flood risk;
Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided;
Retain significant trees on site wherever possible, including those with a Tree Protection Order;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road and employment land adjacent to the site; and
Take account of the potential risk of contamination on site.
Indicative yield = 422 units
Table 13.3: Employment sites
Site
Size (ha)
Location
Timescale
Development requirements and considerations
EM01 Cassiobury House, 11-19 Station Road
0.24
CDA
1-5 years
This site is considered suitable for office development.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area and the Clarendon Road Primary Office Location;
Contribute towards the sustainability principles of the Plan while acknowledging that BREEAM 'Excellent' standards are not achievable;
Avoid significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required; and
Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the south of the site.
Indicative yield = 2,530sqm of office floorspace
EM02 Land to the South of Wiggenhall Industrial Estate
0.58
Outside of CDA
6-15 years
This site is considered suitable for office development.
Development proposals should:
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk;
Ensure that a safe access to the site has been provided; and
Take account of the potential risk of contamination on site.
Indicative yield = 11,600sqm of office floorspace.
EM03 Gateway Zone
1.7
Outside of CDA
1-5 years
This site is considered suitable for industrial uses.
Development proposals should:
Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk;
Provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle; and
Take account of the potential risk of contamination on site.
Indicative yield = 6,935sqm of industrial floorspace
EM04 Land Between 14-18 Greenhill Crescent
0.09
Outside of CDA
1-5 years
This site is considered suitable for industrial uses.
Development proposals should:
Provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle; and
Take account of the potential risk of contamination on site.
Indicative yield = 900sqm of industrial floorspace
EM05 Land at Colonial / Clive Way
1.98
CDA
6-15 years
This site is considered suitable for industrial uses.
Development proposals should:
Support the wider objectives of the Watford Gateway Strategic Development Area;
Seek to work collaboratively with the landowner of site MU07, which is located adjacent to the west of the site, to maximise the benefits of development;
Provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle;
Avoid any significant adverse impacts on the nationally listed buildings located within 300m of the site. A Heritage Impact Assessment may be required;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, rail aggregates depot and associated concrete batching plant located in and adjacent to the site. Early engagement with the site operator will be required to ensure that to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operations; and
Take account of the potential risk of contamination on site.
Indicative yield = 9,200sqm of industrial floorspace
The site is considered suitable for the development of an education facility.
Development proposals should:
Provide appropriate mitigation for the lapsed playing field in line with the Playing Pitch Strategy (2020);
Have regard to the Colne Way Waste Transfer Station, which is located directly west of the site. Mitigation for any negative impacts arising from the site's proximity to the waste site should be provided in line with the 'agent of change' principle;
Complete a review of transport impact and safety as part of a full Transport Assessment which will include mitigation for pupils crossing the A41. Pedestrian and cycle access should be taken from The Meadows to the north;
Explore the potential for a pedestrian and cycle link across Meriden Park between the site and Garsmouth Way;
Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and
Be accompanied by a Preliminary Ecological Appraisal.
ED02 Former Bill Everett Centre
1.07
Outside of CDA
6-15 years
The site is considered suitable for the development of an education facility.
Development proposals should:
Establish clear connections and desire lines with the residential areas to the north;
Complete a review of transport impact and safety as part of a full Transport Assessment. This will include consideration of the provision of a 'parent drop off' within the site to prevent parking and associated issues on the surrounding residential roads;
Pedestrian and cycle access should be taken from Leggatts Way with potential for an additional access via Broad Road;
Demonstrate suitable off-site playing field arrangements with consideration to safeguarding and land ownership and in consultation with Hertfordshire County Council;
Ensure appropriate separation or buffers between development and the Harebreaks Wood Local Nature Reserve directly south of the site; and
Be accompanied by a Preliminary Roost Assessment.
[9] See Chapter 3 for further breakdown of how the housing figures have been derived.
[10] Note that mixed use sites MU05, MU06, MU16 and MU21 are also required to provide a primary school on site as part of the wider scheme.
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