/ Ascot Road, Watford Masterplanning Study May 016
/ Ascot Road, Watford Masterplanning Study Contents Existing Uses and Road etwork Potential Developmet s 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 Locations Indicative Massing Studies
Introduction Watford Borough Council s Local Plan Part : Allocations and Development Management Policies 006-031 Publication version, is on public consultation until midday 3 October 016. As part of this process a master plan study has been undertaken for the western part of the area identified in the Local Plan Part 1 - Core Strategy as Special Policy 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 00, 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 /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-density mixed-use development close to the new station including new homes, employment floorspace, 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 flexibility to the masterplan so that it can adapt over time to changing conditions. Timescales In 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. ext Steps It 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 016 and early 017 with a further consultation being scheduled for spring 017.
Existing Uses and Road etwork 1:000 @ A1 Watford Road Whippendell Road Restaurant Hotel Surgery Existing Ascot Road Existing River Gade Sports Centre Cassiobury Park Greenhill Cresent Existing Tolpits Lane Watford Business Park Tolpits Lane Holywell Community Centre Croxley Green Business Park Tolpits Lane Key Watford County Council/ Three Rivers District Council boundary Special Policy Area 6 River Colne Hampermill Lake Road etwork
Potential Development s 1:000 @ A1 PS4 Potential 7,000m PS5 Potential 3,000m PS1 Potential 3,100m Station River Gade PS3 Potential 33,000m PS6 Potential 6,00m Proposed Station Car Park PS7 Potential 3,400m S1 Orion 10,800m 400 S 100 4,000m PS Potential 8,700m Cassiobury Park S3a 11,400m 15 S3b 18,300m 175 S3c 5,700m 50 Key First Watford Phase County Developments Council/ Three s Rivers District Council boundary Potential s s Future Potential Potential s s Storey Potential umbers of Units 1 4 River Colne Hampermill Lake
Masterplanning Strategy 1:000 @ A1 Restaurant Hotel Existing Station Surgery Existing Mixed Use Mixed Use Sports Centre 5 minutes walking time from station Existing Watford Business Park Future 10 minutes walking time from station Holywell Community Centre Croxley Green Business Park 15 minutes walking time from station First Phase Developments Key s Potential Watford County s Council/ Three Rivers District Council boundary Future Potential s Road etwork 4 Storey umbers
Masterplanning Vision 1:000 @ A1 River Gade Cassiobury Park Key Watford County Council/ Three Rivers District Council boundary River Colne Hampermill Lake
Ascot Road / Ascot Road, Watford, Masterplanning Study Proposed Vehicle and Pedestrian Movement 1:000 @ A1 Watford Road Whippendell Road estaurant Hotel Surgery River Gade Sports Centre Cassiobury Park Greenhill Cresent Tolpits Lane Watford Business Park Tolpits Lane Holywell Community Centre Croxley Green Business Park Tolpits Lane Key Watford County Council/ Three Rivers District Council boundary Existing Road etwork Proposed Road Access Proposed Pedestrian Access River Colne Hampermill Lake
Proposed Building Uses, Ground Floor 1:000 @ A1 River Gade Cassiobury Park Key Watford County Council/ Three Rivers District Council boundary Cassiobridge Station Active Frontage First Potential Phase Developments s Station / Office Car Parking Potential s Future Existing Potential Trees s Proposed Trees 4 Storey umbers River Colne Hampermill Lake
Proposed Building Uses, Upper Floors and Storey Heights 1:000 1 15 8 6 River Gade 7 6 6 10 6 Cassiobury Park 4 6 4 4 4 4 3 3 3 3 Key Watford County Council/ Three Rivers District Council boundary Cassiobridge Station Active Frontage Potential Development Station / Office Car Parking Existing Trees Proposed Trees 4 Total Storey umbers from Ground Level River Colne Hampermill Lake
Proposed Phasing Strategy and Quatum of Development 1:000 @ A1 PS4 PS5 PS1 Station River Gade PS3 PS6 S1 PS7 S PS Cassiobury Park S3a S3b S3c Total Building Area m Average GEA m / Unit* Total umber of Units Density Units / hectare Retail Area m Phase Plot 1 S1 3000 80 400 370 1000 S3c 4500 90 50 56 Total 36500 85 450 46 1000 S3b 1600 90 175 100 Total 1600 90 175 100 0 3 S3a 10600 85 15 130 Total 10600 85 15 130 4 S 9000 80 100 50 400 Total 9000 80 100 50 400 TOTAL 57700 850 1400 * ote average unit size based on the following mix and subject to review of Planning Policy: 80m - 10% studio, 30% 1 bed, 45% bed, 15% 3 bed+ 85m - 35% 1 bed, 45% bed, 0% 3 bed+ 90m -35% 1 bed, 35% bed, 30% 3 bed + ** ote car parking provision for station (146 spaces + 10 accessible) to be included within this site Potentail Additional s Total Building Plot Area m PS1 3100 PS 8700 PS3 33000 PS4 7000 PS5 3000 PS6 600 PS7 3400 TOTAL 64400 Key Watford County Council/ Three Rivers District Council boundary Phase 1 Phase Phase 3 Phase 4 Phase 5 River Colne Hampermill Lake
Potential Locations 1:000 @ A1 L1. 4,00m 4,600m 7,00m L. 8,400m 6,300m
Ha tte rs L an e / Ascot Road, Watford, Masterplanning Study Indicative Massing Studies oa tr co As ol d Scho Cassiobridge Station ll Road Whippende Overview from orth
/ Ascot Road, Watford, Masterplanning Study Indicative Massing Studies Cassiobridge Station d oa tr o sc A Scho ol Cassiobridge Station Overview from South East