Masterplanning Study - Watford Borough Council · 2019. 6. 29. · Croxley View S3a 11,400m 18,300m 5,700m 125 175 50 100 400 2 2 2 2 2 2 2 2 2 S3b S3c S1 S2 2 PS2 PS3 7,000m PS1

Croxley View / Ascot Road, WatfordMasterplanning Study May 2016

Croxley View / Ascot Road, Watford

Masterplanning Study

Contents

• Existing Uses and Road Network

• Potential Developmet Sites

• Masterplanning Strategy

• Masterplan Vision

• Proposed Vehicle and Pedestrian Movement

• Proposed Building Uses - Ground Floor

• Proposed Building Uses - Upper Floors and Storey Heights

• Proposed Phasing Strategy and Quantum of Development

• Proposed Potential School Locations

• Indicative Massing Studies

Introduction

Watford Borough Council’s Local Plan Part 2: Site Allocations and Development Management Policies 2006-2031

Publication version, is on public consultation until midday 3 October 2016. As part of this process a master plan study

hasbeenundertakenforthewesternpartoftheareaidentifiedintheLocalPlanPart1-CoreStrategyasSpecialPolicy

Area 6, Western Gateway. This covers a corridor from Tolpits Lane in the north to Ascot Road in the south.

With a new Metropolitan Line station scheduled to open at Cassiobridge, Ascot Road in 2020, Policy SPA 6 aims to

deliver a wider regeneration of the area by describing appropriate uses and objectives for future development.

The objective of the Croxley View/Ascot Road Master Plan Study is to build on the policy foundations of SPA6 and to

provide a framework to facilitate redevelopment that improves and upgrades the area from an economic development

and environmental perspective, whilst capitalising on the potential of the new station. The proposals can be summarised

as follows:

• Masterplan approach

• Urban restructuring to create a new place

• High quality urban design and public realm

• Improved legibility and connectivity to the surrounding urban fabric.

• Higher-densitymixed-usedevelopmentclosetothenewstationincludingnewhomes,employmentfloorspace,a

local retail/leisure hub, a primary school, and community facilities.

• Infrastructure improvements.

By adopting a masterplan approach, a single vision is established which provides certainty to the local community,

landowners and investors. It can become a mechanism to attract key investment from both public and private sources.

Such support helps to reduce risk which in turn helps an idea become reality. However there needs to be a degree of

flexibilitytothemasterplansothatitcanadaptovertimetochangingconditions.

TimescalesIn terms of timescales the regeneration of the area is likely to take place over an extended time period with some areas

of development coming forward in advance of the new station, whilst others will not start being built until after the station

is completed.

Next StepsIt is intended that feedback from this consultation will help inform a more detailed development brief for the area to be

led by the Council working with local communities and delivery partners. Work on this will be undertaken during autumn

2016 and early 2017 with a further consultation being scheduled for spring 2017.

MorrisonsSupermarket

School

Cassiobury Park Nature Reserve

Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley View

Holywell Community Centre

Restaurant

School

Hotel

Surgery School

Scho

olSp

orts

Cent

re

School

Morrisons

Supermarket

Tolpits Lane

Tolpits Lane

Tolp

its La

ne

Gre

enhi

ll Cr

esen

t A

scot

Roa

d

Watford Road

Whippendell Road

Croxley GreenBusiness Park

Watford Business

Park

ExistingResidential

ExistingResidential

ExistingResidential

Croxley View / Ascot Road, Watford, Masterplanning Study Existing Uses and Road Network 1:2000 @ A1

N

Cassiobridge Station Active Frontage

Station / Office Car Parking

Residential

Potential Development

Key

First Phase Developments Sites

Future Potential Sites Potential Sites

4

Existing Trees Proposed Trees

Storey Numbers

32 Potential Number of Residential Units Key

Watford County Council/ ThreeRivers District Council boundary

Key

Road Network

Potential locations for Tall Buildings

Key


Key

Sites Potential Sites

12 Potential Number of Residential Units


Key

Existing Road Network

Proposed Road Access Proposed Pedestrian Access


Key



Residential Existing Trees Proposed Trees


Key

4 Total Storey Numbers from Ground Level


Key

2 Order of potential phasing


Key

Road Network

Special Policy Area 6


N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



8,700m

3,400m4,000m

3,100m

Potential Site

Site

OrionSite 6,200m

3,000m2

Potential Site

33,000m

Potential Site

Proposed Station Car Park

10,800m

Stat

ion


School


Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley

View

S3a11,400m

18,300m

5,700m

125

175

50

100

400

2

2

2

2

2

2

2

2

2

S3b

S3c

S1

S2

2

PS2

PS3

PS17,000m

Potential Site

PS4

PS5

PS6

PS7

Potential Site

Potential Site

Potential Site

Croxley View / Ascot Road, Watford, Masterplanning Study Potential Development Sites 1:2000 @ A1

N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



Watford Business

Park

Restaurant


School

Hotel

Surgery

School

Scho

olSp

orts

Cent

re

School

Playing Field

Playing Field

Playing Field

Nature Reserve

Croxley View

Station

FutureResidential

ExistingResidential

Mixed Use

Mixed Use

ExistingResidential

ExistingResidential

Croxley GreenBusiness Park

Nature Reserve

5 minutes walking time from station



Nature Reserve

Croxley View / Ascot Road, Watford, Masterplanning Study Masterplanning Strategy 1:2000 @ A1

N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



Croxley View / Ascot Road, Watford, Masterplanning Study Masterplanning Vision 1:2000 @ A1

N


School


Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley

View



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network




School


Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley View

Watford Business Park


Croxley Green Business Park

Restaurant

School

Hotel

Surgery School

Scho

olSp

orts

Cent

re

School

Tolpits Lane

Tolpits Lane

Tolp

its La

ne

Gre

enhi

ll Cr

esen

t A

scot

Roa

d

Watford Road

Whippendell Road

Croxley View / Ascot Road, Watford, Masterplanning StudyProposed Vehicle and Pedestrian Movement 1:2000 @ A1

N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network



Croxley View / Ascot Road, Watford, Masterplanning Study Proposed Building Uses, Ground Floor 1:2000 @ A1

N



Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network




School


Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley

View

12

7

10

6

6

6

4

4

4

4

4

3

3

3

3

15

6

8 6

2

Croxley View / Ascot Road, Watford, Masterplanning Study Proposed Building Uses, Upper Floors and Storey Heights 1:2000

NCassiobridge Station Active Frontage


Residential


Key



4


Storey Numbers



Key

Road Network


Key


Key




Key




Key





Key



Key



Key

Road Network




School


Nature Reserve

Nature Reserve

Playing Field

Playing Field

Playing Field

Hampermill Lake

River Colne

River Gade

Croxley

View



Nature Reserve

Nature Reserve

Hampermill Lake

River Colne

River Gade

Croxley View

PS1

S3b

S3a

S3c

PS2

S2

S1

PS3

Station

PS4

PS5

PS6

PS7

Croxley View / Ascot Road, Watford, Masterplanning Study Proposed Phasing Strategy and Quatum of Development 1:2000 @ A1

Phase Plot

Total Building Area m2

Average GEA m2 / Unit*

Total Number of Units

Density Units / hectare

Retail Area m2

1 S1 32000 80 400 370 1000S3c 4500 90 50 56

Total 36500 85 450 426 10002 S3b 1600 90 175 100Total 1600 90 175 100 03 S3a 10600 85 125 130Total 10600 85 125 1304 S2 9000 80 100 250 400Total 9000 80 100 250 400

TOTAL 57700 850 1400

80m2 - 10% studio, 30% 1 bed, 45% 2 bed, 15% 3 bed+ 85m2 - 35% 1 bed, 45% 2 bed, 20% 3 bed+ 90m2 -35% 1 bed, 35% 2 bed, 30% 3 bed +

Potentail Additional Sites

Plot


PS1 3100PS2 8700PS3 33000PS4 7000PS5 3000PS6 6200PS7 3400TOTAL 64400

* Note average unit size based on the following mix and subject to review of Planning Policy:

** Note car parking provision for station (146 spaces + 10 accessible) to be included within this site

N


Key

Phase 1 Phase 2 Phase 3 Phase 4 Phase 5

Phase Plot


Average GEA m2 / Unit*

Total Number of Units

Density Units / hectare

Retail Area m2

1 S1 32000 80 400 370 1000S3c 4500 90 50 56

Total 36500 85 450 426 10002 S3b 1600 90 175 100Total 1600 90 175 100 03 S3a 10600 85 125 130Total 10600 85 125 1304 S2 9000 80 100 250 400Total 9000 80 100 250 400

TOTAL 57700 850 1400

80m2 - 10% studio, 30% 1 bed, 45% 2 bed, 15% 3 bed+ 85m2 - 35% 1 bed, 45% 2 bed, 20% 3 bed+ 90m2 -35% 1 bed, 35% 2 bed, 30% 3 bed +

Potentail Additional Sites

Plot


PS1 3100PS2 8700PS3 33000PS4 7000PS5 3000PS6 6200PS7 3400TOTAL 64400

* Note average unit size based on the following mix and subject to review of Planning Policy:

** Note car parking provision for station (146 spaces + 10 accessible) to be included within this site

4,200m2

7,200m2

L1.

L2.8,400m2

6,300m2

4,600m2

Croxley View / Ascot Road, Watford, Masterplanning Study Potential School Locations 1:2000 @ A1

N

Croxley View / Ascot Road, Watford, Masterplanning Study Indicative Massing Studies

Overview from North

Cassiobridge Station

Supermarket

School

Whippendell Road

Ascot Road

Hatter

s Lan

e

Overview from South East

Croxley View / Ascot Road, Watford, Masterplanning Study Indicative Massing Studies



Supermarket

School

Ascot

Road

Documents

Masterplanning Study - Watford Borough Council · 2019. 6. 29. · Croxley View S3a 11,400m 18,300m 5,700m 125 175 50 100 400 2 2 2 2 2 2 2 2 2 S3b S3c S1 S2 2 PS2 PS3 7,000m PS1