Watford Junction Draft Development Brief 2016

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Comment

Watford Junction Draft Development Brief 2016

Watford Junction Draft Development Brief

Representation ID: 518

Received: 28/09/2016

Respondent: Hille Holdings

Agent: Planning Potential

Representation Summary:

We support the principle of the development brief and the broad quantum of development that is proposed.

Full text:

Watford Junction Draft Development Brief 2016 Consultation
Land between St Alban's Road and the railway line (including Hille Business Centre), Watford, WD24 4AE
Please accept this letter as formal representations to the Watford Junction Draft Development Brief ("WJDDB") 2016
Consultation on behalf of our client, Hille Holdings. These representations should be read in conjunction with the submitted
representations for the Local Plan Part 2 - Site Allocations and Development Management Policies Consultation.
Our client is the freehold landowner of the land between St Alban's Road and the railway line (including Hille Business Centre),
Watford, WD24 4AE, as identified on the enclosed site plan.
This letter sets out a brief introduction to the Site and considers the Site's inclusion within the WJDDC as proposed "additional
sites" for residential development.
The Site
The Site is located to the east of St Alban's Road and measures c. 1ha. The site comprises a number of buildings varying from
1 to 3 storey development. There are a number of existing tenants on site that undertake a variety of B1 and B8 uses. Hille
House occupies the frontage of St Alban's Road.
Development Plan
The site is identified as an employment site (Policy E1) on the District Plan Proposal's Map for protection where B class uses
may be acceptable, as per Figure 1 below. Employment Areas a) (of which the site is within) and b) have been identified as key
development sites, but the primary designation remains employment.
2
The policy states that land within the defined employment area may be released for the purposes of regeneration, in the form
of housing or mixed-use development, where it is demonstrated that the site is no longer required to meet future employment
and business needs.
The Watford Local Plan Part 1 Core Strategy 2006-2031 (January 2013) allocates a Special Policy Area at Watford Junction:
SPA2, as per Figure 2 below. This allocation establishes the principle of a major mixed use regeneration scheme, seeking to
deliver the regeneration aspirations of the District Plan; including but not limited to: a new station interchange building and
access bridge; 1,500 residential units, offices, retail, hotel and conference centres; communal or district heating systems and
open space.
Figure 2: SPA2 Boundary (Local Plan Part 2 Development Management
Policies and Site Allocations Consultation
Figure 1: District Plan Proposals Map Extract
3
The Watford Junction area has been subject to a number of redevelopment plans and proposals, including the Watford
Junction Brief SPD (2004) but due to a number of delivery and viability challenges, the majority of these proposals have not
been delivered. The Council has therefore taken the decision to produce the Watford Junction Draft Development Brief (2016).
Watford Junction Draft Development Brief (WJDDB) 2016
The WJDDB will provide additional guidance for the Special Policy Area and will be a material consideration for planning
decisions. The illustrative masterplan proposes a comprehensive redevelopment of the area, including: residential use (2,777
dwellings), employment use (73,920 sqm GEA), retail use (6,135 sqm GEA), a gym (789 sqm GEA), primary schools (3,000 x2
sqm GEA), community use (1,883 sqm GEA) and car parking (3,771 spaces/ 177,274sqm GEA).
The WJDDB now includes the Hille Holdings' site within its boundary, the site was not included within the Watford Junction
Brief SPD (2004). The site is identified for residential development on the illustrative masterplan (pg. 15), with a variety of storey
heights ranging from 1 to 4 storeys (pg. 19). The Area Schedule identifies 'additional sites' numbers: 23, 24, 25, 26 and 27
as within the site's boundary which is proposed as residential development comprising a total of 113 dwellings.
We support the principle of the WJDDB and the proposed regeneration for this area of Watford. We also support the broad
quanta of development that is proposed within the Development Brief, specifically the proposed residential development and
the significant increase in dwelling capacity over the Core Strategy. We understand that the Council do not need 2,777
dwellings from this masterplan to meet their Housing Target, but the Council is seeking to significantly boost their supply of
housing in accordance with Paragraph 47 of the National Planning Policy Framework, which is supported.
My client supports in principle the inclusion of the site(s) (Site numbers: 23, 24, 25, 26 and 27) for residential development
within the overall masterplan. We consider the site suitable for residential re-development owing to its sustainable location
close to local transport infrastructure, local services and amenities, and the character of the surrounding area. There are no
known constraints for the site as to why it cannot be re-developed for a residential use.
Notwithstanding this, my client would like to emphasise that the development proposals must be deliverable in order for the
proposals to make progress. We note the Watford Junction Development Brief Viability Appraisal (2016) and the analysis set
out that concludes that the regeneration scheme as a whole is viable, with a surplus of c£31m, and compliant with all adopted
planning policies and draft Local Plan policies, but does not contribute towards infrastructure requirements. We have
considered the Council's Community Infrastructure Levy (CIL) Regulation 123 list and the Infrastructure items set out within
the Viability Report, and whilst we note that there is some duplication, not all items can be funded through CIL. We therefore
note PBA's conclusion that in order to fund required infrastructure the affordable housing policy of 35% needs to be reduced
to 20% to enable the infrastructure costs to be met in full. An alternative proposal is set out to seek external funding, requesting
sums from those stakeholders who will benefit from the proposals.
We support the approach to amend the affordable housing policy in the WJDDB area, as set out within our consultation
comments to the Local Plan Part 2, to enable delivery of the illustrative masterplan including the infrastructure items. We
consider that for a masterplan to be delivered there must be clear steps in place to enable the delivery of the infrastructure, as
it's funding and delivery requires multiple stakeholders, and for a buy-in by all parties to realise the illustrative proposals.
This matter of deliverability within the WJDDB is of vital importance to my client because the site is currently occupied by
multiple tenants and any uncertainty in respect of redevelopment will hinder my client's ability to re-let the buildings on site in
the short to medium term.

Comment

Watford Junction Draft Development Brief 2016

Watford Junction Draft Development Brief

Representation ID: 721

Received: 28/09/2016

Respondent: Hille Holdings

Agent: Planning Potential

Representation Summary:

Supports in principle the inclusion of the site(s) (Site numbers: 23, 24, 25, 26 and 27) for residential development within the overall masterplan.

Full text:

Watford Junction Draft Development Brief 2016 Consultation
Land between St Alban's Road and the railway line (including Hille Business Centre), Watford, WD24 4AE
Please accept this letter as formal representations to the Watford Junction Draft Development Brief ("WJDDB") 2016
Consultation on behalf of our client, Hille Holdings. These representations should be read in conjunction with the submitted
representations for the Local Plan Part 2 - Site Allocations and Development Management Policies Consultation.
Our client is the freehold landowner of the land between St Alban's Road and the railway line (including Hille Business Centre),
Watford, WD24 4AE, as identified on the enclosed site plan.
This letter sets out a brief introduction to the Site and considers the Site's inclusion within the WJDDC as proposed "additional
sites" for residential development.
The Site
The Site is located to the east of St Alban's Road and measures c. 1ha. The site comprises a number of buildings varying from
1 to 3 storey development. There are a number of existing tenants on site that undertake a variety of B1 and B8 uses. Hille
House occupies the frontage of St Alban's Road.
Development Plan
The site is identified as an employment site (Policy E1) on the District Plan Proposal's Map for protection where B class uses
may be acceptable, as per Figure 1 below. Employment Areas a) (of which the site is within) and b) have been identified as key
development sites, but the primary designation remains employment.
2
The policy states that land within the defined employment area may be released for the purposes of regeneration, in the form
of housing or mixed-use development, where it is demonstrated that the site is no longer required to meet future employment
and business needs.
The Watford Local Plan Part 1 Core Strategy 2006-2031 (January 2013) allocates a Special Policy Area at Watford Junction:
SPA2, as per Figure 2 below. This allocation establishes the principle of a major mixed use regeneration scheme, seeking to
deliver the regeneration aspirations of the District Plan; including but not limited to: a new station interchange building and
access bridge; 1,500 residential units, offices, retail, hotel and conference centres; communal or district heating systems and
open space.
Figure 2: SPA2 Boundary (Local Plan Part 2 Development Management
Policies and Site Allocations Consultation
Figure 1: District Plan Proposals Map Extract
3
The Watford Junction area has been subject to a number of redevelopment plans and proposals, including the Watford
Junction Brief SPD (2004) but due to a number of delivery and viability challenges, the majority of these proposals have not
been delivered. The Council has therefore taken the decision to produce the Watford Junction Draft Development Brief (2016).
Watford Junction Draft Development Brief (WJDDB) 2016
The WJDDB will provide additional guidance for the Special Policy Area and will be a material consideration for planning
decisions. The illustrative masterplan proposes a comprehensive redevelopment of the area, including: residential use (2,777
dwellings), employment use (73,920 sqm GEA), retail use (6,135 sqm GEA), a gym (789 sqm GEA), primary schools (3,000 x2
sqm GEA), community use (1,883 sqm GEA) and car parking (3,771 spaces/ 177,274sqm GEA).
The WJDDB now includes the Hille Holdings' site within its boundary, the site was not included within the Watford Junction
Brief SPD (2004). The site is identified for residential development on the illustrative masterplan (pg. 15), with a variety of storey
heights ranging from 1 to 4 storeys (pg. 19). The Area Schedule identifies 'additional sites' numbers: 23, 24, 25, 26 and 27
as within the site's boundary which is proposed as residential development comprising a total of 113 dwellings.
We support the principle of the WJDDB and the proposed regeneration for this area of Watford. We also support the broad
quanta of development that is proposed within the Development Brief, specifically the proposed residential development and
the significant increase in dwelling capacity over the Core Strategy. We understand that the Council do not need 2,777
dwellings from this masterplan to meet their Housing Target, but the Council is seeking to significantly boost their supply of
housing in accordance with Paragraph 47 of the National Planning Policy Framework, which is supported.
My client supports in principle the inclusion of the site(s) (Site numbers: 23, 24, 25, 26 and 27) for residential development
within the overall masterplan. We consider the site suitable for residential re-development owing to its sustainable location
close to local transport infrastructure, local services and amenities, and the character of the surrounding area. There are no
known constraints for the site as to why it cannot be re-developed for a residential use.
Notwithstanding this, my client would like to emphasise that the development proposals must be deliverable in order for the
proposals to make progress. We note the Watford Junction Development Brief Viability Appraisal (2016) and the analysis set
out that concludes that the regeneration scheme as a whole is viable, with a surplus of c£31m, and compliant with all adopted
planning policies and draft Local Plan policies, but does not contribute towards infrastructure requirements. We have
considered the Council's Community Infrastructure Levy (CIL) Regulation 123 list and the Infrastructure items set out within
the Viability Report, and whilst we note that there is some duplication, not all items can be funded through CIL. We therefore
note PBA's conclusion that in order to fund required infrastructure the affordable housing policy of 35% needs to be reduced
to 20% to enable the infrastructure costs to be met in full. An alternative proposal is set out to seek external funding, requesting
sums from those stakeholders who will benefit from the proposals.
We support the approach to amend the affordable housing policy in the WJDDB area, as set out within our consultation
comments to the Local Plan Part 2, to enable delivery of the illustrative masterplan including the infrastructure items. We
consider that for a masterplan to be delivered there must be clear steps in place to enable the delivery of the infrastructure, as
it's funding and delivery requires multiple stakeholders, and for a buy-in by all parties to realise the illustrative proposals.
This matter of deliverability within the WJDDB is of vital importance to my client because the site is currently occupied by
multiple tenants and any uncertainty in respect of redevelopment will hinder my client's ability to re-let the buildings on site in
the short to medium term.

Comment

Watford Junction Draft Development Brief 2016

Watford Junction Draft Development Brief

Representation ID: 722

Received: 28/09/2016

Respondent: Hille Holdings

Agent: Planning Potential

Representation Summary:

The site must be deliverable and there must be clear steps in place to enable the delivery of infrastructure.

Full text:

Watford Junction Draft Development Brief 2016 Consultation
Land between St Alban's Road and the railway line (including Hille Business Centre), Watford, WD24 4AE
Please accept this letter as formal representations to the Watford Junction Draft Development Brief ("WJDDB") 2016
Consultation on behalf of our client, Hille Holdings. These representations should be read in conjunction with the submitted
representations for the Local Plan Part 2 - Site Allocations and Development Management Policies Consultation.
Our client is the freehold landowner of the land between St Alban's Road and the railway line (including Hille Business Centre),
Watford, WD24 4AE, as identified on the enclosed site plan.
This letter sets out a brief introduction to the Site and considers the Site's inclusion within the WJDDC as proposed "additional
sites" for residential development.
The Site
The Site is located to the east of St Alban's Road and measures c. 1ha. The site comprises a number of buildings varying from
1 to 3 storey development. There are a number of existing tenants on site that undertake a variety of B1 and B8 uses. Hille
House occupies the frontage of St Alban's Road.
Development Plan
The site is identified as an employment site (Policy E1) on the District Plan Proposal's Map for protection where B class uses
may be acceptable, as per Figure 1 below. Employment Areas a) (of which the site is within) and b) have been identified as key
development sites, but the primary designation remains employment.
2
The policy states that land within the defined employment area may be released for the purposes of regeneration, in the form
of housing or mixed-use development, where it is demonstrated that the site is no longer required to meet future employment
and business needs.
The Watford Local Plan Part 1 Core Strategy 2006-2031 (January 2013) allocates a Special Policy Area at Watford Junction:
SPA2, as per Figure 2 below. This allocation establishes the principle of a major mixed use regeneration scheme, seeking to
deliver the regeneration aspirations of the District Plan; including but not limited to: a new station interchange building and
access bridge; 1,500 residential units, offices, retail, hotel and conference centres; communal or district heating systems and
open space.
Figure 2: SPA2 Boundary (Local Plan Part 2 Development Management
Policies and Site Allocations Consultation
Figure 1: District Plan Proposals Map Extract
3
The Watford Junction area has been subject to a number of redevelopment plans and proposals, including the Watford
Junction Brief SPD (2004) but due to a number of delivery and viability challenges, the majority of these proposals have not
been delivered. The Council has therefore taken the decision to produce the Watford Junction Draft Development Brief (2016).
Watford Junction Draft Development Brief (WJDDB) 2016
The WJDDB will provide additional guidance for the Special Policy Area and will be a material consideration for planning
decisions. The illustrative masterplan proposes a comprehensive redevelopment of the area, including: residential use (2,777
dwellings), employment use (73,920 sqm GEA), retail use (6,135 sqm GEA), a gym (789 sqm GEA), primary schools (3,000 x2
sqm GEA), community use (1,883 sqm GEA) and car parking (3,771 spaces/ 177,274sqm GEA).
The WJDDB now includes the Hille Holdings' site within its boundary, the site was not included within the Watford Junction
Brief SPD (2004). The site is identified for residential development on the illustrative masterplan (pg. 15), with a variety of storey
heights ranging from 1 to 4 storeys (pg. 19). The Area Schedule identifies 'additional sites' numbers: 23, 24, 25, 26 and 27
as within the site's boundary which is proposed as residential development comprising a total of 113 dwellings.
We support the principle of the WJDDB and the proposed regeneration for this area of Watford. We also support the broad
quanta of development that is proposed within the Development Brief, specifically the proposed residential development and
the significant increase in dwelling capacity over the Core Strategy. We understand that the Council do not need 2,777
dwellings from this masterplan to meet their Housing Target, but the Council is seeking to significantly boost their supply of
housing in accordance with Paragraph 47 of the National Planning Policy Framework, which is supported.
My client supports in principle the inclusion of the site(s) (Site numbers: 23, 24, 25, 26 and 27) for residential development
within the overall masterplan. We consider the site suitable for residential re-development owing to its sustainable location
close to local transport infrastructure, local services and amenities, and the character of the surrounding area. There are no
known constraints for the site as to why it cannot be re-developed for a residential use.
Notwithstanding this, my client would like to emphasise that the development proposals must be deliverable in order for the
proposals to make progress. We note the Watford Junction Development Brief Viability Appraisal (2016) and the analysis set
out that concludes that the regeneration scheme as a whole is viable, with a surplus of c£31m, and compliant with all adopted
planning policies and draft Local Plan policies, but does not contribute towards infrastructure requirements. We have
considered the Council's Community Infrastructure Levy (CIL) Regulation 123 list and the Infrastructure items set out within
the Viability Report, and whilst we note that there is some duplication, not all items can be funded through CIL. We therefore
note PBA's conclusion that in order to fund required infrastructure the affordable housing policy of 35% needs to be reduced
to 20% to enable the infrastructure costs to be met in full. An alternative proposal is set out to seek external funding, requesting
sums from those stakeholders who will benefit from the proposals.
We support the approach to amend the affordable housing policy in the WJDDB area, as set out within our consultation
comments to the Local Plan Part 2, to enable delivery of the illustrative masterplan including the infrastructure items. We
consider that for a masterplan to be delivered there must be clear steps in place to enable the delivery of the infrastructure, as
it's funding and delivery requires multiple stakeholders, and for a buy-in by all parties to realise the illustrative proposals.
This matter of deliverability within the WJDDB is of vital importance to my client because the site is currently occupied by
multiple tenants and any uncertainty in respect of redevelopment will hinder my client's ability to re-let the buildings on site in
the short to medium term.

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