WELCOME Thank you for attending our public consultation in respect of TJX Europe s proposed new landmark office building opposite Watford Junction Station. The purpose of the consultation is to present the reasons for the planning application which we intend to submit to Watford Borough Council in the spring and to obtain public feedback to help inform this planning submission. Members of the development team are on hand to answer questions and feedback forms are available for your comments. DEVELOPMENT TEAM TJX site opposite Watford Junction Station
TJX EUROPE IN WATFORD TJX Europe is the company that operates the TK Maxx and HomeSense brands in Europe with over 500 stores across Europe. We have been based in Watford for over 0 years and employ more than,500 staff in the town. At present our staff are divided between half a dozen different buildings dispersed along Clarendon Road. We are short of space both for our current workforce and anticipated continued expansion. HomeSense Watford, Dalton Way The company have ambitious growth plans and seek to create a European Head Office that can accommodate its future development while remaining in Watford. 64 Clarendon Road Meridien House, Clarendon Road TK Maxx Watford, St Albans Road
LOCAL CONTEXT Watford Town Centre has historically performed a vital role within the Borough of Watford, being the focus for business, leisure and cultural activities. WAtFORD JuNCtION DRAFt DevelOpmeNt brief The Watford Junction Draft Development Brief (06), developed by Watford Borough Council, seeks to harness emerging opportunities within the town centre. Illustrative D Massing Model_ view from South-east Clarendon Road acts as an important commercial office hub linking Watford Junction to the wider town. August 06 N Future investments, such as the proposed Metropolitan Line extension (MLX) and the proposed Hertfordshire extension of Crossrail, will increase rail connectivity and frequency providing a major stimulus for future growth. Watford Junction Illustrative D Massing Model of the Council s Masterplan for land North of Watford Junction The Watford Local Plan (0) will also seek: 6 The delivery of 7,000 new employment positions and 80,000m² of additional B WATFORD JUNCTION - Draft Development Brief class employment floorspace within Watford by 0 Half of these additional jobs to be provided in the town centre (which includes Clarendon Road) Proposed Metropolitan Line extension Clarendon Road to remain the main focus for office uses in Watford, being in a sustainable location linking the town centre and main rail station August 06
COMMITTED TO WATFORD Watford has been home to our European Head Office for 0 years and we believe Watford is the best home for our Head Office for decades to come. We want to create a development that is a place to be proud of, not only for our own associates but also for local residents, local businesses and visitors to the area. Until now, we have expanded on a piecemeal basis by acquiring additional buildings along Clarendon Road. We have now reached the point where this approach no longer works from a logistical point of view and we need a more unified approach to our space requirements. To enable us to remain in Watford, we have acquired 7, 75 and 77 Clarendon Road on which to deliver a purpose built office. This development site, when combined with the adjacent Meridien House and the office across the road at 64 Clarendon Road, will provide us with a combined campus sufficient to accommodate all of our European Head Office employees for the foreseeable future. 64 Clarendon Road Meridien House 77 Clarendon Road
VISION The site is in the heart of Watford s regeneration zone and the development will support the Council s plans for growth within the town centre.. We will deliver a high-quality office campus in a sustainable town centre location with excellent public transport links, high environmental standards and more attractive and active streets.. Key elements. A bespoke office campus in the heart of Watford, supporting future regeneration plans.. High-quality office spaces, varying in size, use and appearance.. New activity at ground level such as a café or a convenience food store 4. A new footbridge above Clarendon Road to connect the three building campus 5. Upgraded public spaces with new lighting, seating and wider footpaths. A softer landscape to all existing street edges Clarendon Road gateway and interconnected Station quarter 6. High environmental standards, and significantly increased site ecology, biodiversity and water conservation.. Create a new public realm and pedestrian experience Link to a wider regeneration strategy
DESIGN EVOLUTION The planning application will focus on the new building at 7-77 Clarendon Road. The new building will be up to 5-storeys and deliver up to 00,000 sq.ft of office space. A striking double height entrance is proposed. New activity could be introduced at street level such as a coffee shop, other retail units or pop- Elliptical Tower view from north-east North/south steps view from north-east East/west steps view from north-east up/exhibition space. The existing offices at Meridien House and 64 Clarendon Road will be updated and we intend to develop a bridge link across Clarendon Road to connect all three buildings. We have explored a range of options including those illustrated here before reaching our preferred option as shown on the next board. Elliptical Tower view from north-west North/south steps view from north-west East/west steps view from north-west
CURRENT PROPOSAL View from north-east View from north-west Initial Computer Generated Image of new building and bridge link PREFERRED OPTION Up to 00,000 sq.ft Up to 5-storeys
CONCEPTS FOR LANDSCAPING AND PUBLIC SPACE The landmark building and landscaping will provide a modern and attractive welcome to Watford and an enhanced experience for local residents and pedestrians passing the site. Early concept sketch illustrating range of uses at ground floor of the new building Concept diagram to create a green landscaped street at the heart of the campus on Clarendon Road (including new public seating & street lighting) Concept diagram to create a safe environment for pedestrians & cyclists through re-landscaping Verulam Passage Concept diagram to create more generous footpaths to Station Road & Clarendon Road with better pedestrian connections to Watford Junction forecourt
TIMELINE AND NEXT STEPS TIMELINE Thank you for attending the public consultation exhibition. All the information displayed here is available on the project website. January-March 07 March 07 (tbc) End April 07 December 07 January 08 Feedback forms are available for your comments. We will consider all comments Consultation & Site Submission Determination Construction received as we develop the planning development demolition of planning commencement application. of the detailed subject to application subject to design planning planning permission permission CONTACT US Fill in a feedback form today Take a feedback form home and send it back via the FREEPOST Speak to a member of the development team today Email feedback@ Phone 0800 70 770 address