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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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
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
MorrisonsSupermarket
School
Cassiobury Park Nature Reserve
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
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
Watford Business
Park
Restaurant
Holywell Community Centre
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
10 minutes walking time from station
15 minutes walking time from station
Nature Reserve
Croxley View / Ascot Road, Watford, Masterplanning Study Masterplanning Strategy 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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
Croxley View / Ascot Road, Watford, Masterplanning Study Masterplanning Vision 1:2000 @ A1
N
MorrisonsSupermarket
School
Cassiobury Park Nature Reserve
Nature Reserve
Nature Reserve
Playing Field
Playing Field
Playing Field
Hampermill Lake
River Colne
River Gade
Croxley
View
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
MorrisonsSupermarket
School
Cassiobury Park Nature Reserve
Nature Reserve
Nature Reserve
Playing Field
Playing Field
Playing Field
Hampermill Lake
River Colne
River Gade
Croxley View
Watford Business Park
Holywell Community Centre
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
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
Croxley View / Ascot Road, Watford, Masterplanning Study Proposed Building Uses, Ground Floor 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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
MorrisonsSupermarket
School
Cassiobury Park Nature Reserve
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
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
Watford County Council/ ThreeRivers District Council boundary
Key
Sites Potential Sites
12 Potential Number of Residential Units
Watford County Council/ ThreeRivers District Council boundary
Key
Existing Road Network
Proposed Road Access Proposed Pedestrian Access
Watford County Council/ ThreeRivers District Council boundary
Key
Cassiobridge Station Active Frontage
Station / Office Car Parking
Residential Existing Trees Proposed Trees
Watford County Council/ ThreeRivers District Council boundary
Key
4 Total Storey Numbers from Ground Level
Watford County Council/ ThreeRivers District Council boundary
Key
2 Order of potential phasing
Watford County Council/ ThreeRivers District Council boundary
Key
Road Network
Special Policy Area 6
Potential Development
MorrisonsSupermarket
School
Cassiobury Park Nature Reserve
Nature Reserve
Nature Reserve
Playing Field
Playing Field
Playing Field
Hampermill Lake
River Colne
River Gade
Croxley
View
MorrisonsSupermarket
Cassiobury Park Nature Reserve
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
Total Building Area m2
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
Watford County Council/ ThreeRivers District Council boundary
Key
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5
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
Total Building Area m2
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
Cassiobridge Station
Cassiobridge Station
Supermarket
School
Ascot
Road