Planning in Watford

Healthy Communities

Strategic Policy HC12.1: Healthy Communities New development will be supported where it will contribute towards an inclusive and healthier community through delivering these objectives: An active population Tackling obesity in children by creating opportunities for active play in new development. Encouraging adults to become more active with a more pedestrian and cycle-friendly urban environment that is focused on quality safe spaces for people, not dominated by the car or suffering from community severance. Major developments should support the provision of accessible open space that offers appropriate opportunities for outdoor physical activity to meet local needs. This should be supplemented by new and enhanced green spaces to support health and wellbeing. Non-householder developments should promote active design having regard to relevant guidance, including that from Sport England. Healthy eating Supporting healthy eating through the protection of community assets, such as allotments, community orchards and planting of fruit trees on open spaces. Opportunities for food growing should be maximised within new developments. Pollution Improving air quality, noise and light pollution by locating compatible uses in the vicinity of each other, reducing the impact of vehicles through a modal shift and slowing average vehicle speeds. Poverty Supporting initiatives to tackle poverty, such as back-to-work schemes, training and education and access to jobs using good public transport. A healthy older population Providing homes and facilities to meet the needs of an ageing population such as adaptable and specialist homes and access to health facilities. Community facilities It is important to ensure community facilities are of good quality and are located where they can be accessed by walking, cycling and public transport. Consideration should also be given to sensory gardens to provide a diversity of colour, patterns, smell, touch, taste and sounds to benefit physical and mental relaxation or in particular to benefit disabled members of the community.

Health Impact Assessments

Health Impacts Assessments are required for proposals that may have an adverse impact on the immediate area and affect people living in the development and close by. More specifically, Health Impacts Assessments should be provided as part of a planning application submitted for the following types of applications: a) Major residential proposals of 100 units or more; b) Major transport infrastructure improvements, including major new roads or major new junctions, existing rail networks, rail stations and transport interchange areas and the proposed Mass Rapid Transit System along the disused former Croxley Rail link; and c) Any other locally or nationally significant infrastructure project. Where a Health Impact Assessment has identified an issue that may have a significant adverse impact, the applicant should set out how this has been addressed and mitigated as part of the proposal.

Built Cultural and Community Facilities

Proposals for new, extended or improved cultural and community uses that address a demonstrated demand from the local community will be supported. Such uses should be located within sustainable, accessible locations close to the identified need and as a complementary use within, or close to, an identified Local Centre. Facilities that conflict with existing uses nearby will not be permitted. The loss of existing community and cultural venues will only be permitted where it can be demonstrated that: a) The facility is no longer needed and there is no need for an alternative community or cultural use on that site; b) In accordance with Appendix F, the property has been vacant for at least 12 months and there is clear marketing evidence to show it cannot be reused or redeveloped for community uses; or c) The community or cultural uses can be re-provided of a higher quality in an alternative location or manner that is equally accessible to the community. Development within the curtilage of existing community facilities should demonstrate that the continued operation of these facilities is not compromised.

Design Principles

Proposals for new development will be required to show how they will make a positive contribution to high quality design and place-making. To achieve this, proposals for new development will need to show how they have responded to the following design principles. Sustainable design New developments will need to be designed to minimise their impact on the environment and embrace sustainability principles. This should include measures to reduce the use of resources including energy, water and waste, and incorporate soft measures to improve the environment such as green roofs, green walls and multi-functional green spaces. Character and identity New buildings and streets are to be attractive and distinctive. This includes consideration to the way an area looks, feels, sounds, smells and how it functions, both presently and in the future. Street scenes are to be of high quality, welcoming and take design cues from existing buildings, where they make a positive contribution to the character of the area, ensuring it is identifiable and relatable to residents. Built form The scale and massing of proposed buildings will need to relate to the local context and the role of the area. Building footprints are to be of an appropriate scale, enhance the relationship between buildings individually, collectively and the spaces between them to create environments that are relatable to people, easy to understand, have good light, minimise wind effects and improve connections with the surrounding area. New buildings should make use of local topography, to reinforce Watford's distinctiveness. Active and positive frontages On main streets and in public spaces, new buildings should include active frontages and/or positive frontages and ensure an active visual and physical relationship between the street, or space, and the building. Uses on the ground floor should incorporate active uses to animate the interface between buildings and the public realm. Movement and connectivity Streets are to be designed so they are efficient, convenient, legible and permeable, to support all users and prioritise non-vehicular travel. Routes need to be designed for their anticipated level of use and be clearly defined, to make it easy for different users to interpret using appropriate wayfinding measures, including sightlines. Views New development will need to make a positive contribution towards important views in the borough, having regard to the Skyline: Watford's Approach to Taller Buildings Supplementary Planning Document or equivalent future guidance. This includes views from high vantage points, ground level and long distance views. New development should enhance the setting of local landmarks where appropriate. New developments that have an impact on the local skyline will need to be designed to an outstanding standard that will improve the distinctiveness of Watford in a positive way. Public realm

Public Realm

All areas of public realm need to be designed so they are safe, accessible, inclusive and attractive. Public spaces in new development will be supported where it is demonstrated they meet the following criteria: a) Create spaces that positively reinforce local identity; b) Routes and spaces are designed to accommodate social interaction, activity and green infrastructure for everyone to use; c) Use appropriate street furniture to enable informal play, areas for rest, encourage social interaction, wayfinding measures and linkages between local destinations taking care to avoid unnecessary street clutter, and consider how spaces will be used during the day, evening and night; d) Provide safe environments, using active frontages, natural surveillance, sightlines, good lighting and well located building entrances; e) Create an attractive environment using tree/shrub planting and soft landscaping, prioritising native species; consideration will need to be given to maintenance and how soft landscaping is used to reduce the sense of car dominance, where car parking is provided; and f) Use public art where it will animate the public realm and foster a sense of identity.

Building Design

Well designed buildings that are visually attractive, functional, accessible, sustainable, mitigate climate change, and that reflect the character and wider objectives for the area, will be supported. Enhancing character and identity New buildings are to positively contribute towards the local area using the following design principles: a) In areas where the local character and identity has been eroded, the design of new buildings should enhance the positive and improve the negative qualities of the area; b) The proportions of new buildings need to be appropriate to the existing or emerging character of the area; c) Façades and their detailing are to have a positive relationship with the street, be of a human scale, reflect its role and function and enhance the character of the area; d) Materials should be of high quality, robust, durable, age well, reflect their function and sit comfortably with buildings in the area, adding to local distinctiveness. Safe, healthy and attractive internal and external environments New residential buildings should be designed to provide internal and external spaces that support the health and wellbeing of all those who use and experience them. New building design should adhere to the following: e) All ground floor units facing the street or public realm should be designed so that the primary access for each individual unit is directly on to that street or public realm; deviation from this (by exception) will need to demonstrate that individual ground floor access is not feasible due to the constraints of the site; f) Include a high proportion of dual aspect units to create quality internal spaces, able to receive good light and air ventilation and, where possible, avoid using a single aspect form; g) Internal layouts should provide for working at home, implementing the technical internal space standards; this could be the inclusion of space within individual dwellings for a home office, or a shared workspace within the building; h) Internal cores are to serve no more than eight units per floor; deviation from this (by exception) will need to be justified and mitigated through design measures that demonstrate internal living standards will not be adversely affected.; i) Buildings should be designed to promote the use of stairs through locating the stairwell in a prominent and easily accessible location within the entrance core of the building, providing a well-lit and spacious internal space which allows social interaction as well as being comfortable for residents to walk up and down and to pass one another. j) Secure cycle parking should be provided in easily accessible and convenient locations. Getting the details right: storage, waste, servicing and utilities All new developments will be designed so they are effective and attractive by meeting the following criteria: k) Access to service and utility boxes should be inside the building and avoid unnecessary clutter; where this is not possible they should be an integral part of the design; l) Refuse and recycling should be located within the building envelope; where this cannot be achieved, bin stores which are carefully positioned, easy to use and attractive should be provided; m) Secure provision for parcel receipt and storage should be provided on site; and n) The location of drainpipes, gutters and pipes for services and utilities should be integrated into the wider design, to avoid a cluttered appearance.

Building Height

Proposals for buildings that exceed the base building height set out in Table 6.1 will be classified as a taller building. Proposals for taller buildings should clearly demonstrate: a) Outstanding design quality, including height, massing, proportion, materials, detailing, site layout and its relationship with the surrounding area, which set it apart in terms of quality and distinctiveness, and which positively contribute towards the context and character of the area; b) Significant public benefits that the development will provide, as set out in paragraph 6.30, clearly setting out why these would not be achievable as part of a development restricted to the base building height; c) Significant sustainability benefits including the building design, construction, operation and connections to the surrounding area; d) A clear townscape rationale for the specific siting of taller buildings, marking key locations or nodes, and responding to public transport accessibility and activity; e) A positive relationship with relevant heritage assets and their setting and the historic character that contributes to the town's distinctiveness; f) A desire to achieve a specific skyline shape or cluster having regard to Skyline: Watford's Approach to Tall Buildings Supplementary Planning Document or any subsequent replacement document; g) That proposals have been designed to avoid harmful impacts on daylight, sunlight, wind conditions, overheating and microclimate, including the provision of appropriate mitigation where required; h) That appropriate amenity and play spaces are incorporated to a high standard for all residents; i) That the setting of the development will not be dominated by car parking as a result of the higher density. In this context, a car-lite approach should be taken, where this would be an appropriate response to higher local public transport accessibility; and j) A balanced and comprehensive approach to servicing to avoid impact on local streets and spaces. Proposals for tall buildings are unlikely to be accepted in Outline form.

Design for an Attractive Town

New Development in Watford is required to deliver high quality design. Buildings will be designed to minimise environmental impact including mitigating climate change impacts, deliver attractive and functional spaces and reinforce and develop a distinctive local character with durable, lasting materials. Proposals will be required to demonstrate that they have responded positively to sensitive areas. New public realm will be attractive, accessible and reflective of the needs of the community. There are three areas in Watford, each of which requires a separate approach when considering the design of new development. Core Development Area The approach to design will encourage a new positive character, enhance areas of poor quality and build on existing aspects of positive design. High-density development will be supported, with the highest densities to be located in the most sustainable locations. Proposals for taller buildings will be of an appropriate height that reflects its location, role in the built-up area, contributes to wayfinding as a key marker in the townscape and which makes a positive contribution towards an attractive skyline. Proposals for major developments will be required to achieve high quality design, with taller buildings required to demonstrate outstanding design and innovation that are well connected through a quality public realm that is interesting and people can easily interpret and use. Together, these will contribute towards achieving a compact and walkable town. Proposals will demonstrate how they maximise the relationship between new buildings, environmental features and people, maximise site-specific opportunities and contribute towards their integration with the surrounding area. In locations where the Core Development Area is adjacent to existing areas of established residential character, proposals will need to be designed to reflect this sensitivity and demonstrate how they enable an appropriate transition between these areas. Established Areas This includes all areas that lie outside the Core Development Area and the Protected Areas. The degree of change will be more limited than in the Core Development Area but is expected to result in a gentle uplift in the density of the area. Development proposals in these areas should be led by the existing characteristics of the local area and will reinforce and where appropriate enhance the character of the local area. Protected Areas The degree of change within these areas or which affects their setting will be more limited. Development proposals will be of the highest design standard and particular attention should be paid to the detailing and materials proposed for the scheme. Design cues should be taken from heritage assets and designations to inform and guide the character and identity of new development. The Core Development Area, Established Areas and Protected Areas are defined on the Policies Map.

Cassiobury House, 11-19 Station Road

Development proposals should: a) Support the wider objectives of the Watford Gateway Strategic Development Area and the Clarendon Road Primary Office Location; b) Contribute towards the sustainability principles of the Plan while acknowledging that BREEAM 'Excellent' standards are not achievable; c) Future development at EM01 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; and e) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the south of the site.

Land to the South of Wiggenhall Industrial Estate

Development proposals should: a) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; b) Ensure that a safe access to the site has been provided; c) Be designed to enable access from the disused former Croxley Rail Line to Thomas Sawyer Way; and d) Take account of the potential risk of contamination on site.

Gateway Zone

Development proposals should: a) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; b) Provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle; and c) Take account of the potential risk of contamination on site.

Land Between 14-18 Greenhill Crescent

Development proposals should: a) Provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle; and b) Take account of the potential risk of contamination on site.

Land and buildings at Astral House

a) Support the wider objectives of the Watford Gateway Strategic Development Area; b) Result in no net loss of employment floorspace on site unless the office use is replaced with industrial uses; c) Seek to work collaboratively with the landowners of sites MU06, MU23 and the operator of the concrete batching plant and rail aggregates depot located adjacent to the site, to maximise the benefits of development and to ensure that the development proposals consider the cumulative impacts of development, including heritage; d) Whilst seeking to maximise the benefits of development, consideration will need to be given to the potential re-routing of vehicle access to the safeguarded concrete batching plant and rail aggregates depot via Colonial Way. Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is provided; e) Development will not compromise Clive Way as a safe, high quality active travel route to the Watford Junction Sustainable Travel Hub; f) In collaboration with the landowners of sites MU05, MU06 and MU23 support the delivery of a new pedestrian and cycle bridge that crosses the West Coast Mainline and Abbey Line and provides a route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub; g) Future development at MU07 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; h) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; i) Support the delivery of a second crossing point from Penn Road across the railway lines in the latter part of the plan period when comprehensive mixed-use redevelopment is proposed; j) Take account of the potential risk of contamination on site; k) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required if new residential dwellings come forward; l) Have regard to the safeguarded concrete batching plant and rail aggregates depot adjacent to the western boundary of the allocation site and the 250m Mineral Infrastructure Consultation Area which surrounds the safeguarded facility. The County Council, as the Minerals Planning Authority, should be consulted on any applications which come forward on this site and the adopted Minerals Local Plan Safeguarding Policy must be taken into account in the consideration of any applications; m) Ensure the scheme has been planned, laid out and designed to minimise the potential adverse impacts associated with the railway lines and the concrete batching plant and rail aggregates depot and mitigation provided in line with the 'agent of change' principle; and n) For all noise sensitive development, be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, concrete batching plant and rail aggregates depot located adjacent to the site. Early engagement with the site operator will be required to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operations due to the introduction of noise sensitive receptors.

Land at Colonial / Clive Way

Development proposals should: a) Support the wider objectives of the Watford Gateway Strategic Development Area; b) Seek to work collaboratively with the landowners of sites MU06 and MU07 and the operator of the concrete batching plant and rail aggregates facility located west of the site, to maximise the benefits of development and to ensure that the development proposals consider the cumulative impacts of development, including heritage; c) Have regard to the safeguarded concrete batching plant and rail aggregates depot located west of the boundary of the allocation site and the 250m Mineral Infrastructure Consultation Area which surrounds the safeguarded facility. The County Council, as the Minerals Planning Authority, should be consulted on any applications which come forward on this site and the adopted Minerals Local Plan Safeguarding Policy must be taken into account in the consideration of any applications; d) Whilst seeking to maximise the benefits of development, consideration will be given to the potential re-routing of vehicle access to the safeguarded concrete batching plant and rail aggregates depot via Colonial Way. Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is provided; e) New development will not compromise Clive Way as a safe, high quality active travel route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub; f) In collaboration with the landowners of sites MU05, MU06 and MU07 support the delivery of a new pedestrian and cycle bridge that crosses the West Coast Main Line and Abbey Line and provides a route to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub; g) In the case of residential development, provide mitigation for any adverse impact resulting from the industrial uses on site in line with the 'agent of change' principle; h) Future development at MU23 will take into account the results and recommendations of the Council's Heritage Impact Assessment; i) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; j) Take account of the potential risk of contamination on site; k) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required if new dwellings come forward; and l) For all noise sensitive development, be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, concrete batching plant and rail aggregates depot located west of the site. Early engagement with the site operator will be required to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operation due to the introduction of noise receptors.

Designated Industrial Areas

Designated industrial areas are identified on the Policies Map. Proposals for new industrial employment uses will be supported where they contribute to the identified need for industrial land set out in the South West Herts Economic Study Update. Proposals that would incur a net loss of industrial floorspace will be resisted unless the new use would avoid compromising the industrial activities in the area, and: a) An up to date evidence base demonstrates that the site is no longer required for industrial use; or b) The property has been vacant for at least 12 months and there is clear marketing evidence to show it cannot be reused or redeveloped for industrial use in the medium term. Proposals for supporting uses under 100sqm will be supported where their job generating potential can clearly be demonstrated. This should be assessed on a case by case basis. Proposals for supporting uses must show that the development proposed would not compromise any industrial or other employment activities in the designated site in terms of their continued efficient function, access, service arrangements and operating times.

Office Development

The Clarendon Road Primary Office Location is located on the Policies Map. Proposals for new office development, defined within the office Use Class E(g)(i), that result in no net loss of office floorspace in the Clarendon Road Primary Office Location will be supported. Proposals that would incur a net loss of office floorspace will be resisted unless they safeguard the commercial role and character of the Clarendon Road Primary Office Location, and: a) An up to date evidence base demonstrates that the site is no longer required for office use; or b) The property has been vacant for at least 12 months and there is clear marketing evidence to show it cannot be reused or redeveloped for office use in the medium term. Mixed-use development, including residential and other uses that are consistent with the type of development and the objectives for the area, will be supported where there is no net loss of office floorspace and a predominantly active commercial frontage is maintained onto Clarendon Road that reinforces the commercial character of the area. Proposals for development of new office uses outside the Clarendon Road Primary Office Location must support the Office Development Hierarchy. Proposals are also to demonstrate there will be no significant adverse impact on the office function of Clarendon Road, and that good accessibility by walking, cycling and public transport is provided or available. Proposals for supporting uses under 100sqm will be supported where their job-generating potential can clearly be demonstrated. This should be assessed on a case-by-case basis.

Economic Development Outside Designated Employment Locations

The net loss of existing employment floorspace outside designated industrial areas, or the Clarendon Road Primary Office Location, will only be permitted where: a) An up-to-date evidence base demonstrates that the site is no longer required for employment use; b) The property has been vacant for at least 12 months and there is clear marketing evidence to show it cannot be reused or redeveloped for employment use in the medium term; c) The job generating potential of the alternative proposed use can clearly be demonstrated; or d) The proposal achieves clear sustainability objectives, such as the provision of residential development in close proximity to key public transport nodes.

Different Ways of Working

Development proposals for new forms of workspace, including flexible workspace, start-ups, micro businesses and space for social and cultural enterprises will be supported across the borough where there is demonstrated to be no significant harm to the amenity of neighbouring land uses.

Training, Skills and Professional Development

The Council will work with its partners and use development obligations to require major developments to provide appropriate employment and training initiatives for local people. To achieve this, major development proposals will be required to submit a training, skills and employment strategy, in agreement with the Council, which demonstrates: a) Training programmes and apprenticeships provided on new development sites and/or as part of new development; b) Fair tender opportunities offered to local small and medium-sized enterprises and social enterprises; and c) Opportunities offered to local businesses in their supply chains.

Providing New Employment

Proposals for new employment floorspace will be supported where they contribute towards meeting the identified employment need in the borough and Functional Economic Market Area. To meet the employment needs in Watford and contribute towards the strategic employment requirements of South West Hertfordshire, the Local Plan makes provision for 25,206sqm net additional industrial floorspace (Use Classes B2, B8, E(g)(ii) and E(g)(iii) and 85,488sqm of net additional office floorspace (Use Class E(g)(i). To meet these targets, the Local Plan will seek to prevent the net loss of office and industrial floorspace across the borough. New office growth will be prioritised at the Clarendon Road Primary Office Location, while new industrial growth will be prioritised in the five Designated Industrial Areas. The Council will seek to support sustainable economic growth in the borough and the wider Functional Economic Market Area, where possible, by: a) Protecting existing employment land from inappropriate development; b) Encouraging the growth of new businesses and industries; c) Supporting new models and ways of working, including more flexible working practices; d) Ensuring employment land is intensified to make the most effective use of land; and e) Attracting new inward investment. Site allocations for employment and mixed-use development, where employment uses would be supported, are defined on the Policies Map.

Sustainable Construction Standards for Non-residential Development

Proposals should be designed to reduce their impact on the environment and create high-quality internal and external space for people to use. Proposals will be supported where it is demonstrated that resources will be used efficiently as part of the construction and operation of a building. This includes appropriate use of technologies, building design and layout, while taking into consideration the effects of climate change. To achieve this, non-residential major developments should aim to achieve BREEAM excellent standard. The submission of a Compliance Certificate to the Local Planning Authority upon completion will be secured through planning conditions.

Sustainable Construction and Resource Management

Energy efficiency To minimise the impact of new homes on the environment, residential developments should: a) Be designed so they can be adapted to be carbon neutral; b) Avoid overheating and use passive ventilation when possible; and c) Achieve a 19% improvement for carbon emissions over the target emission rate (TER) as set out in National Building Regulations Part L (2013), or any updated government standards, whichever results in a higher target. Proposals that do not meet the energy efficiency target will only be supported if it is unfeasible and a financial contribution is made towards the Carbon Offset Fund to provide equivalent carbon savings off site. Water efficiency All residential developments should meet the technical standard for water efficiency of 110 litres per person, per day. In new, non-residential developments, that are unable to achieve BREEAM 'excellent' standard, water conservation measures should be incorporated to reduce water consumption to a standard equivalent to BREEAM 'very good' for the appropriate building typology. Materials and waste management Development proposals should reduce construction waste through the re-use and recycling of materials. Practices undertaken should reflect the Hertfordshire Waste Hierarchy. As part of an application, applicants should set out how waste management of the site is in accordance with the Hertfordshire Waste Local Plan.

Mitigating Climate Change and Reducing Carbon Emissions

The Council will support proposals that help combat climate change and ensure the borough becomes more resilient, sustainable and adaptable to climate change. New development will need to demonstrate how it is contributing positively towards: A carbon neutral Watford - Developments are expected to contribute towards the borough becoming carbon neutral and reducing the overall environmental impact. Sustainable construction - Proposals need to consider how they will affect the environment from start to finish including the construction process and how occupants will use the building and surrounding area. New buildings - New buildings will need to be high quality, use resources efficiently, reduce pollution, be safe to live in and encourage healthy lifestyles. Cumulative development - New development should consider opportunities associated with cumulative development. This includes materials used in construction, the layout of the scheme and measures that will create a comfortable micro-climate such as light, shading and landscaping. Low carbon and renewable energy - On site low carbon and renewable energy technologies will be encouraged, particularly where the scale of growth can support community energy networks.

Managing Air Quality

Development will be supported where it minimises emissions that would contribute towards a worsening of existing air quality and seeks to improve existing air quality. Appropriate mitigation measures will be required to address any potential impact on air quality, along with encouraging the provision of electric vehicle charging points where parking is provided. All major developments and other forms of development that are considered to be at risk of impacts resulting from significant emissions or pollutants will need to consider air quality. This includes, but is not limited to, development where the occupiers/users may be sensitive to poor air quality and development in close proximity to an Air Quality Management Area. Proposals will be required to consider the cumulative impacts in conjunction with other developments in the vicinity and include mitigation measures where necessary. a) Where a development would cause harm to air quality, planning permission will not be granted unless appropriate mitigation measures are proposed, which demonstrate that: Public exposure to the pollution source has been minimised; b) Sensitive development has been located an appropriate distance away from the source of exposure; and c) The development would not lead to the creation of a new street canyon or a building configuration that inhibits effective pollution dispersion.

Managing the Impacts of Development

Development should be designed to protect the amenity of adjacent land uses and their occupants and local amenity, and to enhance the public realm. In accordance with the 'agent of change' principle, new development must ensure it does not cause existing uses in the vicinity to curtail their activities. New development will be required to assess its potential impacts on neighbouring land uses, including the cumulative effects, and set out mitigation measures where appropriate. To achieve this, development must have regard to the risk related to: Light pollution Developments must be designed to minimise any significant detrimental impact of external lighting on local amenity and safety, biodiversity, heritage assets, roads and watercourses. Noise pollution and vibration Where development is noise sensitive, noise-generating, or the surrounding area is sensitive to noise and vibration, applicants must undertake a noise assessment to identify potential issues and the required attenuation measures to achieve acceptable noise levels, as defined in national guidance. Noise assessments should also consider the risk of noise reflection, particularly on new developments near to railway lines and major roads. Contamination, including contamination of groundwater Applicants are required to carry out a comprehensive ground investigation report and take appropriate remediation measures for development on or near a site that is potentially contaminated. Development that could adversely affect the groundwater quality, flow or volume will not be granted permission. Where a proposal is located within a Groundwater Source Protection Zone, applicants will be required to demonstrate there will be no significant impacts or risks to controlled waters. If a potential impact is identified, appropriate mitigation measures need to be incorporated as part of the scheme. Within Source Protection Zone 1 (SPZ1), infiltration via deep borehole soakaways will not be acceptable, other than when a drainage and hydrogeological risk assessment shows this to be the only viable option and that any risks to groundwater will be adequately mitigated. Certain discharges into the ground may require an Environmental Permit. Odour Development must address the adverse impact of odour through the incorporation of appropriate mitigation measures where the development is considered to generate or development is sensitive to odours. Unstable land Applicants will be required to remediate unstable land and further issues related to subsidence, before development can commence. Appropriate measures must ensure that the proposed development will not lead to land instability during works or following completion. A Land Stability Risk Assessment report may be required in line with national guidance if unstable land is con[tinued in next section].

Green Infrastructure Network

Proposals must demonstrate how they will appropriately conserve, restore, expand or enhance the green infrastructure network, including how the site connects with the wider network. Development should protect the function and amenity of green routes, including public rights of way. Existing trees, woodlands and hedgerows should be retained wherever possible. If loss is demonstrated as being unavoidable, appropriate replacement or compensation will be required with native species being prioritised. Priorities for green infrastructure focus on the projects identified in the Green Infrastructure Plan. Green infrastructure as defined on the Policies Map will be protected.

Watercourses

Development proposals in close proximity to, or that include a watercourse must: a) Maintain an undeveloped and unobstructed buffer strip of eight metres from the top of the bank of any Main River and any new development (including formal landscaping, sports fields, footpaths, lighting and fencing). Buffer zones should be natural in character, distinct from the built environment, with no light pollution greater than 2 lux, and with native species. Proposals should be accompanied by a management plan; b) Conserve and enhance the biodiversity value of the watercourse and its corridor by including Water Framework Directive action measures within the proposal. Action measures could include but are not limited to, in-channel enhancements, the creation of priority wetland habitats, addressing misconnections and the eradication and management of Invasive Non-Native Species; c) Enhance the role of watercourse corridors as an accessible active travel and leisure route for pedestrians, cyclists and boaters, and increase connectivity along the length of the watercourse. This includes connectivity and access, where appropriate, to the green infrastructure network; d) Integrate the watercourse into the scheme as a vital part of the public realm; and e) Open and re-naturalise modified watercourses, including culverted and piped waterways. New proposals for culverting will be refused and there is a presumption against the use of hard engineering, including gabions. A Water Framework Directive assessment should be submitted as part of proposals and should include an assessment of the works needed to prevent future flooding, in addition to how the proposal will impact Water Framework Directive status. The provision of crossings and bridges will be supported where they improve connectivity for pedestrians and cyclists, are in keeping with the setting of the area, and are designed to avoid obstructing flood flows and damage to a watercourse.

Flood Risk and Mitigation

Fluvial flooding When located within areas identified as being at risk of flooding, applicants are required to demonstrate how appropriate and effective mitigation measures have been integrated into the scheme, including management of residual flood risk. Proposals located within flood zones, need to meet the requirements of the Sequential and Exception Tests. Only water compatible and essential infrastructure will be permitted within Flood Zone 3b (functional floodplain). Essential infrastructure must also first pass the Exception Test to be located within Flood Zone 3b. Developers should seek to increase the extent of Flood Zone 3b where possible and appropriate. To demonstrate compliance with the Exception Test, a flood resilient design and emergency planning considerations will need to be accounted for, over the lifetime of the development including: a) The development to remain safe and operational under flood events; b) Safe evacuation and/or safely remaining in the building under flood conditions; c) Key services must continue to be provided under flood conditions; and d) Buildings are to be designed for quick recovery following a flood. Any development within Flood Zones 2 and 3, and those over one hectare in Flood Zone 1, should use a Flood Risk Assessment to show how they have considered flood risk beyond the site boundaries, including cumulative impacts arising from other developments. It must be demonstrated that the development provides wider sustainability benefits to the community that outweigh flood risk (informed by the evidence in the Strategic Flood Risk Assessment) and that where possible, development will reduce flood risk overall. Proposals for development in the floodplain must demonstrate that suitable flood compensation storage will be provided to avoid any net loss in floodplain. Additionally, all new development within flood zones require an assessment of the impact of climate change on flood risk on site and elsewhere. Developers should seek to provide an undeveloped buffer zone of eight metres between the top of the bank of any Main River and any new development (including formal landscaping, sports fields, footpaths, lighting and fencing). Proposals located in areas where waterways have been culverted or altered should seek to re-naturalise the river and surroundings, improve water storage and enhance riparian habitats, in line with requirements to meet Water Framework Directive objectives and the Thames River Basin Management Plan. There is a presumption against the use of hard engineering, including gabions. For any development within eight metres of a culvert, the developer must demonstrate that they have sought to de-culvert, as well as undertake a survey of the culvert to assess its exact location, condition and whether it is commensurate with the lifetime of the development or demonstrate how it will be repaired/upgraded. Flood defences and Main Rivers adjacent to development sites must be maintained, repaired or replaced by the developer for the lifetime of the development. For any development within eight metres of a main river, the developer must demonstrate that access to the river and banks will still be possible for maintenance and emergency works. Groundwater protection Where a proposal is located within a Groundwater Source Protection Zone, applicants will be required to demonstrate there will be no significant impacts or risks to controlled waters. If a potential impact is identified, appropriate mitigation measures need to be incorporated as part of the scheme. Within Source Protection Zone 1 (SPZ1), infiltration via deep bore soakaways will not be acceptable, other than when a drainage and hydrogeological risk assessment shows this to be the only viable option and that any risks to groundwater will be adequately mitigated. Certain discharges into the ground may require an Environmental Permit.

Surface Water Management

Proposals that incorporate well-designed Sustainable Drainage Systems that are appropriately integrated into the scheme, aim to achieve greenfield run-off rates manage surface water and improve resilience will be supported. Sustainable Drainage Systems should make effective use of land by being multifunctional, to maximise ecological benefits such as biodiversity, provide open space or incorporate tree planting and landscaping. Developments will need to ensure the implementation of Sustainable Drainage Systems does not worsen contamination effects, and soakaways should not be located within land affected by land contamination. Developments should seek betterment of existing surface water flood risk, both within the site and surrounding area, as an opportunity to have a positive impact on cumulative risk, using appropriate drainage measures. Allowances for changes and increases in flood risk due to climate change need to be considered. Sustainable Drainage Systems must be designed to respond to risk for the lifetime of a development, including the appropriate climate change impacts. Sustainable Drainage Systems should be designed and integrated into the proposal to effectively manage the existing surface water flow paths on the site, protect and enhance water quality and help to mitigate other flood risks. Measures should be agreed with the Lead Local Flood Authority and be consistent with the Hertfordshire Local Flood Risk Management Strategy. As part of an application, an applicant should provide a management plan that clarifies how any measures will be managed and maintained and agreed with the lead Local Flood Risk Authority.

Protecting Open Space

Open space and ancillary facilities used for leisure and recreation will be protected, unless an up to date assessment of needs demonstrates the space is surplus to need. For an open space or an ancillary facility to be considered surplus to requirements, the following must be demonstrated: a) An assessment of needs has been undertaken that has clearly shown the open space, buildings or land to be surplus to requirements, having regard to the Council's most recent evidence base; and b) The open space is not needed for alternative open space uses; or c) An equivalent or better facility in terms of quality and quantity is to be provided in a more suitable location that meets the needs of the local community. Development proposals for alternative open space uses will be supported where an up-to-date assessment of needs clearly shows the benefits outweigh any adverse impacts on the community and the environment. Open space and ancillary facilities used for leisure and recreation, as defined on the Policies Map, will be protected.

Providing New Open Space

New major development proposals will be supported where they contribute to the provision, enhancement and maintenance of open space, either by means of on site provision or though developer obligations. Where there is an identified deficiency, as set out in an up-to-date open space needs assessment, development proposals of ten dwellings or more will be required to provide publicly accessible open space on site. Provision should reflect the type of open space required in the area through accessibility, quality and value. Proposals that include new open space should be accompanied by a site management plan, in agreement with the Council, which sets out a proactive approach to the long term maintenance of the site.

Biodiversity

New development should seek to achieve an overall net gain in biodiversity. This must be measured through the use of the latest Defra Biodiversity Metric. The Biodiversity Metric should demonstrate an improvement in biodiversity units of 10% or more from the existing baseline value of the site. Development should apply the Mitigation Hierarchy to minimise or mitigate harmful effects on biodiversity. Mitigation and compensation measures must offset any losses to achieve a measurable net gain for biodiversity. Where it is not possible to avoid or mitigate all impacts on site, an offsite Biodiversity Offset Agreement should be submitted to demonstrate that any off-site measures proposed seek to enhance locally and nationally important priorities. To ensure the long-term net gain, all development proposals should prepare a long-term monitoring and maintenance plan for biodiversity and habitat proposals, for a minimum period of 30 years, including both on and off site measures. All development proposals will be required to prepare a proportionate ecological survey and assessment report. Where a protected species or habitat is found to be present, the proposal must mitigate or compensate appropriately in accordance with the legislation that protects them. Protected sites of international, national and local importance will be protected from inappropriate development based on the importance of the designation.

The Natural Environment

The Local Plan will support the conservation and enhancement of the natural and local environment. Development proposals will be required to demonstrate a positive impact on Watford's natural environment by: a) Protecting and enhancing Watford's natural and environmental assets and seeking to create new environmental features where possible; b) Conserving and enhancing the extent and quality of green infrastructure and ecological networks by seeking to create, expand and restore links within the network, and support the wider benefits from natural capital and ecosystem services at a landscape scale where appropriate; c) Ensuring all development minimises impacts on biodiversity and achieves a measurable biodiversity net gain, following the 'Mitigation Hierarchy' of avoidance, mitigation or compensation; d) Maximising the role of watercourses for leisure, recreation and active travel purposes, as well as seeking to enhance their water quality and biodiversity value, as required under the Water Framework Directive; e) Reducing the risk of flooding, including surface water flood risk; f) Bettering access to open space across the borough where there is an identified need and delivering new green spaces as part of new development; g) Delivering non-traditional forms of urban greening as part of high density development, as well as traditional open space, including green roofs and walls; h) Improving the quality of Watford's existing open spaces through development contributions; i) Ensuring that protected species and their habitats are a material consideration when determining planning applications; j) Protecting trees and encouraging native planting on new development; and k) Considering the cumulative impacts of development on green and blue infrastructure. Where the natural environment has not been appropriately assessed and considered with an application, planning permission will be refused.

Designated Heritage Assets

When considering the impact of a proposed development on the significance of a designated heritage asset, great weight will be given to the conservation of the asset. Any harm to, or loss of, significance will require clear and convincing justification in accordance with national policy. Designated buildings, structures and parks Development involving a statutory listed building, scheduled ancient monument, its setting, or a registered park or garden will be determined in accordance with their significance and value. To ensure the conservation of the listed buildings in Watford proposals should: a) Avoid total or substantial demolition of a listed building; b) Avoid changes of use, alterations, and extensions that would cause harm to special architectural and historic interest of the building; and c) Not cause harm to the significance of the listed building or its setting. Conservation areas Development in conservation areas will be supported where they preserve and, where possible, enhance the character, appearance and significance of the designation and clearly demonstrate they: d) Use building design that is of an appropriate scale and materiality; e) Enhance existing features and structures which contribute to the significance of the Conservation Area; f) Do not significantly harm important views into, out of, or within the conservation area; and g) Preserve trees and other significant built and landscape features which contribute to the character and appearance of a conservation area or which provides a setting for local architectural heritage.

Non-designated heritage assets

To preserve and enhance the character, appearance and setting of non-designated heritage assets, all planning applications that affect non-designated assets will be determined in accordance with the following: a) Where demolition is proposed, it should be demonstrated that all reasonable attempts have been made to retain all or part of the building; and b) All alterations and extensions should enhance the building's character, setting and features and must not adversely affect the significance of the building. c) Monuments with heritage value will be protected and proposals should consider how they will respond to the retention and enhancement of the structure and its setting in situ or as appropriate. d) Identified sites with places and landscapes with heritage value will be protected, and proposals will be required to demonstrate how they are positively contributing towards the heritage value to enhance local distinctiveness. Assets which come to light during the course of an application will need to be properly assessed and recommendations reflected in the details of the proposal. Where other non-designated assets that are logged on the Historic Environment Record database lie within a site, or are discovered during the course of site investigation work related to development proposals, measures taken to enhance and protect those assets in line with Policy HE7.1 'Enhancement and Protection of the Historic Environment' should be explained and provided to support any applications for planning permission.

Archaeology

New developments should protect remains of archaeological importance. Where a development may affect archaeological remains applicants will be required to submit an archaeological assessment as part of a planning application. To protect the significance of archaeological assets, measures will need to be taken that are proportional to their importance to ensure the physical preservation of the assets and their setting. These measures should be prepared in collaboration with the County Council's Historic Environment team and secured through planning conditions.

Enhancement and Protection of the Historic Environment

Development proposals should embrace opportunities to use the historic environment to support good design and enhance the setting and understanding of the historic environment and improve Watford's historic character. All development proposals involving heritage assets (designated and undesignated) should avoid causing harm to the significance of those assets, including their setting. Where this cannot be avoided, measures to minimise or mitigate the harm caused will be considered and balanced against the heritage and public benefits arising from the development according to the importance of the asset and the extent of the impact to its significance. Where loss, wholly or partly, is unavoidable, developers are required to record and enhance the understanding of the significance of any heritage asset and to make this record publicly available. Proposals will need to consider the potential adverse impacts on a heritage asset or its setting associated with cumulative development. Where there are potential cumulative effects, applicants should include design measures to mitigate this impact. All development proposals involving heritage assets (designated and undesignated) or affecting the setting of assets should be supported by a Heritage Impact Assessment, proportional to the scheme proposed and significance of the heritage asset, prepared by a suitable qualified person.

Land at Tolpits Lane, south of Epsom Road

The site is considered suitable for the provision of Gypsy and Traveller pitches. Development proposals should: a) Have regard to criteria a-f of Policy H03.8 'Gypsies and Travellers'; b) Ensure that the plots are protected for Gypsy and Traveller use exclusively unless it can be demonstrated that they are no longer required in accordance with Policy H03.8; c) Retain and enhance the walking and cycle route immediately adjacent to the eastern boundary of the site; d) Provide quality landscaping along the frontage with Tolpits Lane and the path along the eastern boundary of the site; e) Be accompanied by a Preliminary Ecological Assessment; and f) Incorporate compensatory measures for the loss of Green Belt into the scheme.

Land at 14-20 Upton Road

a) Support the wider objectives of the Town Centre Strategic Development Area; b) Demonstrate that safe access has been provided to the site; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the south of the site; d) Take account of the potential risk of contamination on site; and e) Future development proposals for HS15 will take account of the findings and recommendations of the Council's Heritage Impact Assessment.

Land at 80 Cassio Road

a) Avoid any significant adverse impacts on the locally listed buildings, 195-199 Rickmansworth Road located directly opposite the site; b) Demonstrate that safe access has been provided to the site via Queen Mary's Avenue; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north and east of the site; and d) Take account of the potential risk of contamination on site.

Land and buildings at 176-186 Rickmansworth Road

a) Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site. A Heritage Impact Assessment may be required; b) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and c) Be accompanied by a Preliminary Roost Assessment.

120-122 Exchange Road

a) Be designed to ensure safe pedestrian and cyclist access to and from the site; b) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; c) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; d) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; e) Take account of the potential risk of contamination on site; and f) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

Car park at Vicarage Road / Exchange Road

a) Support the wider objectives of the Town Centre Strategic Development Area; b) Avoid significant harm to the High Street and King Street conservation area; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site; d) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; e) Incorporate the trees to the south of the site into the design of the scheme to provide a buffer to the adjacent road network; f) Future development must demonstrate that any negative impacts on the significance of the designated or non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; and h) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

Crown Passage car park

a) Support the wider objectives of the Town Centre Strategic Development Area; b) Avoid significant harm to the High Street and King Street conservation area; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site; d) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; e) Incorporate the trees to the south of the site into the design of the scheme to provide a buffer to the adjacent road network; f) Future development must demonstrate that any negative impacts on the significance of the designated or non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; and h) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

Land at Lower Derby Road

a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Retain the current access to the site from Lower Derby Road; c) Future development at HS20 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; and e) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site.

Land at Waterfields Retail Park

a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Seek to engage with the landowners of sites MU16, located adjacent to the site, to maximise the benefits of development; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north of the site; d) Retain significant trees on site wherever possible, including those with a Tree Protection Order; e) Future development at HS21 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; f) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; and g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application.

Land and buildings at 252-272 Lower High Street

a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Future development at HS22 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; c) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; e) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site; f) Demonstrate that safe access has been provided to the site; g) Consider how the scheme contributes to the pedestrian and cyclist experience in the area and retain the footpaths adjacent; h) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zone 2 and 3a, and is also subject to groundwater and surface water flood risk; i) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided; and j) Take account of the potential risk of contamination on site.

Land and buildings at 247 Lower High Street

a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Seek to engage with landowners of sites MU16, located adjacent to the site, to maximise the benefits of development; c) Future development at HS23 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; d) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; e) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; f) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zone 2 and 3a, and is also subject to groundwater and surface water flood risk; g) Take account of the potential risk of contamination on site; and h) Be accompanied by a Preliminary Roost Assessment.

Land and garages between 41 and 61 Brightwell Road

a) Take account of the potential risk of contamination on site; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site; and c) Be accompanied by a parking survey to avoid any adverse impacts on parking in the area.

Land and garages to the rear of 15-17 Liverpool Road

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings adjacent to the site; b) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area; and c) Be accompanied by a Preliminary Ecological Appraisal.

Land and garages to the rear of 2-24 Elfrida Road

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the east of the site; b) Demonstrate that safe access has been provided to the site; c) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; d) Take account of the potential risk of contamination on site; e) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line directly adjacent to the site; and f) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

Land at Croxley View

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Enhance the green corridor and high quality cycle and walking route, which provides a key link between the Ebury Way and Cassiobury Park; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the east of the site; and c) Be accompanied by a Preliminary Ecological Appraisal.

Wiggenhall Depot

The site is considered suitable for residential development, Use Class C3. Re-provision of the depot and waste transfer station is required. Development proposals should: a) Enhance the setting of the River Colne and be designed to minimise impact on wildlife habitats; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the west of the site; c) Future development at HS28 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; d) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate design; e) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessments for the site, to be submitted prior to the determination of any application; f) New development proposals for the site should retain the locally listed buildings on the site. If this cannot be achieved the loss of these assets must be strongly justified and the replacement scheme must be of extremely high quality; g) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; h) Take account of the potential risk of contamination on site; and i) Be accompanied by a Preliminary Roost Assessment.

41 Aldenham Road

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Avoid any significant adverse impacts on the locally listed building, Bushey Baptist Church, adjacent to the site; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north of the site; and c) Take account of the Pinner Road Air Quality Management Area, located to the south of the site.

Chalk Hill car park

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Demonstrate that safe access has been provided to the site; c) Avoid any significant adverse impacts on the locally and nationally listed buildings located in the vicinity of the site; d) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; e) Take account of the Pinner Road Air Quality Management Area, located to the east of the site; f) Take account of the potential risk of contamination on site; g) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site; and h) Be accompanied by a parking survey to ensure that an appropriate level of car parking for Bushey station is retained.

Land at Bushey Station

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Ensure the scheme is designed to provide high quality connections to Bushey Station for pedestrians and cyclists; c) Take account of the Pinner Road Air Quality Management Area, located to the north east of the site; d) Future development at HS31 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; e) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; f) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessments for the site, to be submitted prior to the determination of any application; g) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site; and h) Be accompanied by a parking survey to ensure that an appropriate level of car parking for Bushey station is retained.

Riverside Road and garages

The site is considered suitable for residential development, Use Class C3. Development proposals should: a) Take account of the potential risk of contamination on site; b) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; c) Be accompanied by a Preliminary Roost Assessment; and d) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

Land at Woodside Community Centre

This site is considered suitable for mixed-use development, including one or more of the uses defined within the following Use Classes: C3 residential and F2(b) meeting places for community uses. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'. Development proposals should: a) Take account of the significant ground level change to the south of the site; and b) Be accompanied by a Preliminary Roost Assessment.

Land at 501 St Albans Road

This site is considered suitable for mixed-use development, including one or more, or a mix thereof, of the uses defined within the following Use Classes: C3 residential, E(e) medical facilities and F2(b) meeting places for community use. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'. Development proposals should: a) Avoid significant adverse impacts on the locally listed building, North Watford Library, located opposite the site; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings located to the north west of the site; c) Demonstrate that safe access has been provided to the site; d) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and e) Be accompanied by a Preliminary Roost Assessment.

Land at the Lemarie Centre

This site is considered suitable for mixed-use development, including one or more, or a mix thereof, of the uses defined within the following Use Classes: C3 residential and F2(b) meeting places for community use. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'. Development proposals should: a) Seek to work collaboratively with the landowner of site MU23, which is located adjacent to the east, to maximise the benefits of development; b) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; and c) Avoid significant adverse impacts on the locally listed building, North Watford Library, located adjacent to the site.

453 St Albans Road

This site is considered suitable for mixed-use development, including one or more, or a mix thereof, of the uses defined within the following Use Classes: C3 residential and F2(b) meeting places for community use. Redevelopment of the site should be in line with Policy HC12.3 'Built Cultural and Community Facilities'. Development proposals should: a) Avoid significant adverse impacts on the locally listed building, North Watford Library, located opposite the site; and b) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site.

Land and buildings at 94-98 St Albans Road

a) Support the wider objectives of the Watford Gateway Strategic Development Area; b) Ensure that retail re-provision on site will not exceed the existing retail floorspace; c) Provide a new primary school; d) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; e) Seek to work collaboratively with the landowner of site MU06, which is located adjacent to the east of the site, to maximise the benefits of development and to ensure that the development proposals consider the cumulative impacts of development, including heritage; f) Future development at MU05 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; g) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; h) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; i) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water and make provision for upgrades where required due to the scale of the new dwellings to be provided; j) Facilitate appropriately and proportionately towards the timely provision of required infrastructure identified in Watford's Infrastructure Delivery Plan, including measures to improve access to the station for cyclists, pedestrians and vulnerable users; and k) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site.

Land at Watford Junction

a) Support the wider objectives of the Watford Gateway Strategic Development Area, including the necessary improvements to the station and its operation; b) Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including measures to improve bus priority around the station; c) Provide a new 3 form entry primary school; d) Provide a replacement childcare facility; e) Seek to work collaboratively with the landowners of sites MU05 and MU07 located adjacent to the site, MU23 located north east of the site and the operator of the concrete batching plant and rail aggregates depot, located almost entirely within the site, to maximise the benefits of development and to ensure that proposals consider the cumulative impacts of development, including heritage; f) Whilst seeking to maximise the benefits of development, consideration will need to be given to the potential re-routing of vehicle access to the safeguarded mineral site via Colonial Way. Vehicle access will be required to be maintained at all times from Orphanage Road unless an alternative route is provided; g) Development will not compromise Clive Way as a safe, high quality active travel route to the Watford Junction Sustainable Transport Hub; h) In collaboration with the landowners of sites MU05, MU07 and MU23, support the delivery of a new pedestrian and cycle bridge that crosses the West Coast Main Line and Abbey Line and provides access to the Eastern Mobility Hub and Watford Junction Sustainable Transport Hub; i) Support the delivery of a second crossing point from Penn Road across the railway lines in the latter part of the plan period, when comprehensive mixed-use redevelopment is proposed; j) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; k) Have regard to the safeguarded concrete batching plant and rail aggregates depot located largely within the north east boundary of the allocation site and the 250m Mineral Infrastructure Consultation Area which surrounds the safeguarded facility. The County Council, as the Minerals Planning Authority, should be consulted on any applications which come forward on this site and the adopted Minerals Local Plan Safeguarding Policy must be taken into account in the consideration of any applications; l) Ensure the scheme has been planned, laid out and designed to minimise potential adverse impacts associated with the railway lines and the concrete batching plant and rail aggregates depot and mitigation provided in line with the 'agent of change' principle; m) Future development at MU06 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; n) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; o) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; p) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided; q) Take account of the potential risk of contamination on site; r) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and s) For all noise sensitive development, be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line, concrete batching plant and rail aggregates depot located largely within the site. Early engagement with the site operator will be required to ensure that development does not prejudice the existing or future use of the safeguarded site and associated operations due to the introduction of noise sensitive receptors.

22-28 Station Road

Development proposals should: a) Support the wider objectives of the Watford Gateway Strategic Development Area; b) Support the objectives of the Clarendon Road Primary Office Location; c) Facilitate improvements to cycle provision on St Albans Road, particularly the narrowing of the cycle lane approaching the junction from the west; d) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; e) Future development at MU08 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; f) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; and g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application.

Land at Watford Police Station

Development proposals should: a) Support the wider objectives of the Watford Gateway Strategic Development Area and the Clarendon Road Primary Office Location; b) Building heights along the Westland Road elevation should have regard to the building heights of existing properties on Westland Road opposite the site; c) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings south and to the west of the site and to create a strong relationship with the street edge; d) Future development at MU09 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; e) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; f) Retain the trees on the Clarendon Road frontage; g) Avoid significant adverse impacts on the locally and nationally listed buildings located in the immediate vicinity of the site, including the locally listed building within the site boundary. If it is demonstrated to be unfeasible to retain the listed building on site, the design of the replacement scheme should be of an extremely high quality to justify the loss of the building; h) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and i) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided.

Land to the rear of 125-127 The Parade

Development proposals should: a) Support the wider objectives of the Town Centre Strategic Development Area; b) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings and shopping parade surrounding the site; c) Provide a quality, active ground floor frontage and landscaping along The Parade and Albert Street South; d) Seek to engage with the landowners of site MU13, located adjacent to the east, to maximise the benefits of development; e) Future development at MU10 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; f) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application.

23-37 The Parade

Development proposals should: a) Support the wider objectives of the Town Centre Strategic Development Area; b) Future development at MU11 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; c) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; e) Provide a quality, active ground floor frontage and landscaping along The Parade; f) Seek to engage with landowners of site MU12 located adjacent to the west to maximise the benefits of development; g) Comprehensive redevelopment should explore options for the provision of a high quality market which will capitalise on the increased residential occupancy of the Town Centre and an improved inter-relationship with Clarendon Road; h) Provide high quality pedestrian connections between Beechen Grove and the Parade; and i) Enhance the public realm along Beechen Grove.

19-21 Clarendon Road

Development proposals should: a) Support the wider objectives of the Town Centre Strategic Development Area; b) Seek to engage with landowners of site MU11 located adjacent to the west to maximise the benefits of development; c) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; and e) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the railway line adjacent to the site.

Land at Sainsbury's, Town Centre

Development proposals should: a) Support the wider objectives of the Town Centre Strategic Development Area; b) Improve the setting and public realm along Beechen Grove and Albert Street South, as well as Gaumont Approach; c) Seek to engage with landowners of site MU10 located adjacent to the west to maximise the benefits of development; d) Ensure that the scheme is designed to minimise impacts on the low level residential dwellings to the north of the site; e) Future development at MU13 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; f) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; h) Provide no additional retail floorspace above the existing on site provision; i) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; j) Take account of the potential risk of contamination on site; and k) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided.

Land at the car park, Wellstones

Development proposals should: a) Support the wider objectives of the Town Centre Strategic Development Area; b) Future development at MU14 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; c) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; d) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application. However, due to the significance of the heritage assets which form the Holy Rood complex (Grade I church and Grade II ancillary buildings) the building height, scale and massing of any new proposals on the Exchange Road frontage should have regard to the heights, scale and massing of the Holy Rood Complex; e) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network adjacent to the site; f) Take account of the potential risk of contamination on site; and g) Be accompanied by a parking survey to avoid any significant adverse impacts on parking in the area.

18 Watford Field Road

Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Be designed to maximise the outlook across Watford Field Recreation Ground; c) Future development at MU15 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; d) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; and e) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application.

Land at Tesco, Lower High Street

Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area, including the linear park; b) Enhance connectivity to the River Colne. This includes providing open space and a green route along the river as part of the linear park proposal. Re-naturalisation of the culverted River Colne will also be supported; c) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; d) Seek to engage with landowners of site HS21, located adjacent to the west, and HS23, located adjacent to the south, to maximise the benefits of development; e) Provide no additional retail floorspace above the existing on site provision; f) Enhance the strategic view from the railway line to the town centre. Proposals should be supported with images that demonstrate how a proposal will contribute towards the Watford skyline; g) Have building heights along the River Colne that reflect the sensitivity of the location and minimise disturbance on the waterway; h) Future development at MU16 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; i) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; j) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; k) New proposals should seek to incorporate the locally listed coal duty marker into the new scheme; proposals which seek to relocate the monument will need to justify why this is appropriate and that the new location provides an enhanced setting and interpretation of the monument; l) Adequately address the level changes on site; m) Have regard to the high pressure pipeline that traverses the site; n) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; o) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site; p) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of new dwellings to be provided; q) Take account of the potential risk of contamination on site; r) Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including a revised junction layout, crossing improvements and provision of a cycle path along Lower High Street; and s) Retain significant trees on site wherever possible, including those with a Tree Protection Order.

Land at Colne Valley Retail Park

Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area including the linear park; b) Enhance connectivity to the River Colne. This includes providing open space and a green route along the river as part of the linear park proposal; c) Have building heights along the River Colne that reflect the sensitivity of the location and minimise disturbance on the waterway; d) Provide no additional retail floorspace above the existing on site provision; e) Future development at MU17 will take into account the findings and recommendations of the Council's Heritage Impact Assessment; f) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; g) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application; h) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; i) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided; j) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road network and railway line adjacent to the site; k) Have regard to the high pressure pipeline that traverses the site; l) Have regard to the overhead electricity transmission lines that traverse the site; m) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; n) Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan, including a revised junction layout, crossing improvements and provision of a cycle path along Lower High Street; and o) Take account of the potential risk of contamination on site.

Land to the west of and parallel to Ascot Road

Development proposals should: a) Demonstrate that an appropriate amount of land has been safeguarded for the future provision of a mass transit route and station; b) Enable improvements to the contraflow cycle lane to provide a two way cycle lane; c) Enhance the green infrastructure network by enhancing the link between the Ebury Way and Cassiobury Park; d) Avoid any significant adverse impacts on the locally listed monument, the Former Sun Printer's Clock Tower, located adjacent to the site; and e) Take account of the potential risk of contamination on site.

Land east of Ascot Road

Development proposals should: a) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is subject to groundwater and surface water flood risk; and b) Take account of the potential risk of contamination on site.

Land at Riverwell and Watford General Hospital

Development proposals should: a) Support the wider objectives of the Colne Valley Strategic Development Area; b) Complete a review of transport impact and safety as part of a full Transport Assessment; c) A clearly legible, continuous pedestrian route, suitable for all users including those with mobility issues, should be provided from Vicarage Road to Thomas Sawyer Way along the west side of the existing hospital; d) Cycle infrastructure to be provided along Thomas Sawyer Way and Willow Lane; e) Pedestrian and cycle connections to the disused former Croxley Rail Line adjacent to the south boundary of the site should be provided; f) Enhance the public realm through the provision of a new public square; g) Facilitate the timely delivery of required infrastructure as identified in the Infrastructure Delivery Plan; h) Future development at MU20 will take into account the findings and recommendations of the Council's Heritage Impact Assessment, recognising the former workhouse within the site boundary is a nationally listed building; i) Future development must demonstrate that any negative impacts on the significance of the designated and non-designated heritage assets, and their setting, identified in the Heritage Impact Assessment, or any subsequent fieldwork assessment, have been avoided and if this is not possible, minimised through appropriate masterplan design; j) Specific mitigation measures will be identified through the preparation of a further detailed Heritage Impact Assessment for the site, to be submitted prior to the determination of any application. Any taller elements of a proposed scheme should be located on the sections of the site farthest away from the heritage assets and buildings heights should step down towards the heritage assets to reflect the height of the assets; k) Be informed by a site specific Flood Risk Assessment and Surface Water Drainage Strategy as the site is in Flood Zones 2 and 3, and is also subject to groundwater and surface water flood risk; l) Take account of the potential risk of contamination on site; and m) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of new dwellings to be provided, including the sewerage pipe traversing the site near the existing hospital.

Land at Colne Bridge Retail Park

Development proposals should: a) Avoid significant adverse impacts on the locally listed buildings, the North Watford Library and Former Odhams Press Hall, located adjacent to the site; b) Provide no additional retail floorspace above the existing on site provision; c) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; d) Be informed by a Surface Water Drainage Strategy as the site is subject to surface water flood risk; e) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided; f) Retain significant trees on site wherever possible, including those with a Tree Protection Order; g) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road and employment land adjacent to the site; and h) Take account of the potential risk of contamination on site.

Land at Asda, Dome Roundabout

Development proposals should: a) Avoid significant adverse impacts on the locally listed buildings, the North Watford Library and Former Odhams Press Hall, located adjacent to the site; b) Provide no additional retail floorspace above the existing on site provision; c) Be informed by a Traffic Impact Assessment, which should consider the impact of the proposed scheme on the strategic road network; d) Be informed by a Surface Water Drainage Strategy as the site is subject to surface water flood risk; e) Take account of the potential impact on water and wastewater infrastructure in conjunction with Thames Water, and make provision for upgrades where required due to the scale of the new dwellings to be provided; f) Retain significant trees on site wherever possible, including those with a Tree Protection Order; g) Be accompanied by a Noise Assessment and provide appropriate mitigation for noise associated with the road and employment land adjacent to the site; and h) Take account of the potential risk of contamination on site.

Building Design Standards for Healthy, Accessible and Adaptable Homes

All new homes will meet or exceed the nationally described internal space standard. All new housing will be designed and built to comply with M4(2) of the Building Regulations unless they are built to comply with M4(3) of the Building Regulations. For developments of 10 or more homes, at least 4% of the dwellings will be built to be wheelchair adaptable and comply with M4(3) of the Building Regulations. For developments of 50 homes or more, 2% of dwellings are to be designed to support someone living with dementia by having regard to the 'Dementia Friendly design principles' set out in Figure 3.3. Homes designed to be M4(3) compliant can also be designed to be 'dementia friendly'. Where such homes are provided, they will contribute towards both the M4(3) and 'dementia friendly' home requirement.

Private and Shared Private Amenity Space

Private amenity space All new homes should be provided with private outdoor amenity space that meets the following minimum standards: Size of dwelling: Apartment* - 1-bed 5sqm, 2-bed 7sqm, 3-bed 8sqm, 4+bed 9sqm; House/Duplex/Maisonette - 1-bed 12sqm, 2-bed 24sqm, 3-bed 25sqm, 4+bed 25sqm The minimum depth and width for all balconies and other private external spaces should be 1.5m. This does not contribute towards the minimum internal space standards. Shared private amenity space The provision of shared private outdoor amenity space, including roof and terrace space, will be supported. Residential development comprising 10 or more flats should provide shared private outdoor amenity space that is high quality and accessible to all residents unless it would not be possible or appropriate to do so.

Housing Mix, Density and Optimising Use of Land

Housing mix Proposals for new residential development of five dwellings or more will be supported where they make provision for at least 20% of the total number of residential units to be family-sized (at least three+ bedrooms). Housing density and optimising land Residential developments should seek to optimise the density of sites through a design-led approach, taking account of the context and sustainability of a site, focusing higher density development within the Core Development Area. Within it, new residential developments should seek to deliver a minimum density of at least 95 dwellings per hectare. Outside of the Core Development Area, new residential developments are expected to achieve at least 45 dwellings per hectare, but the optimal density for individual sites should be established through careful consideration of local character, context and access to amenities and public transport. Protecting existing housing stock If a net loss of residential accommodation is proposed, applicants will be required to demonstrate how the benefit of the scheme outweighs this loss.

Affordable Housing

Residential developments, of 10 homes or more will be supported where they provide at least 35% affordable housing (by habitable room). Proposals will be required to provide a mix of affordable housing tenures, including a minimum of 60% of new affordable homes as homes for social rent. The homes for social rent should seek to prioritise family-sized (three+ bedrooms) accommodation and reflect the most up-to-date Housing Strategy. Affordable housing should be provided on site. The Council will not support provision in lieu through commuted sums, other than in exceptional circumstances where it can be clearly demonstrated that it is not feasible to provide affordable housing on site. Affordable housing is to be fully integrated in the development and to be designed and built to the same standard as market housing. Where a viability assessment, undertaken in accordance with national planning policy and guidance, demonstrates particular circumstances that mean the affordable housing requirements set out in this policy cannot be met, a late-stage review mechanism, which is triggered when 75% of the units in a scheme are sold or let (or a period agreed by the Local Planning Authority) will be required. Where it is demonstrated that a higher number of affordable units can be achieved on site, up to 35%, the applicant will be required to provide the additional units to the Local Authority or Registered Housing Provider upon completion of the development.

Build to Rent

Proposals for Build to Rent homes will be supported in locations appropriate for residential development. Affordable housing should be provided in accordance with Policy HO3.3 'Affordable Housing', although Discounted Market Rent, at a genuinely affordable rent, will be accepted in place of other affordable housing tenures. The discount on the market rent should be at least 20% having regard to the most up to date Local Housing Market Needs Assessment or other relevant evidence. To qualify as a Build to Rent scheme, proposals should meet the following criteria: a) The development, block or phase within the development has at least 50 units; b) The homes are retained as Build to Rent under a covenant for at least 15 years; c) A clawback mechanism is in place to recoup additional affordable housing contributions in the event of the covenant being broken; and d) All the units are self-contained and let separately. On schemes that propose a proportion of homes as Build to Rent and a proportion for sale to the market, this policy will only be applicable to the Build to Rent component. The scheme should be assessed as a whole, with affordable housing calculated as a proportion of the total habitable rooms across the scheme.

Specialist Care and Supported Living

Proposals for new specialist care and supported living accommodation, as defined in the Glossary, will be supported. Proposals that result in the loss of existing residential accommodation that provides specialist care and supported living will be resisted unless: a) There is no longer an identified need for the existing facility; b) The needs will be met elsewhere in the borough, preferably close to the existing building or in a preferential location for specialist housing; or c) Redevelopment would provide improved quality of specialist housing and facilities. Proposals should be designed to include pick-up and drop-off facilities close to the principal entrance, that are able to accommodate specialist transport vehicles. To aid mobility, development should provide space for the storage of mobility scooters. Should a proposal for new specialist care and supported living accommodation fall within Use Class C3, the proposals will be required to provide affordable housing consistent with Policy HO3.3 for that proportion of the scheme. This requirement will not be applied to proposals for new specialist care and supported living accommodation classified as being within Use Class C2.

Student, Co-living and Non-Self-Contained Accommodation

New student and co-living and non-self-contained accommodation will be supported where it is located within the Core Development Area, or within 800 metres of a railway station located in the Core Development Area. Proposals for student accommodation will be supported where they provide evidence of support and need from an educational institution or a registered provider of student accommodation. A covenant protecting the premises for student use only will be secured through planning conditions. Co-living and non-self-contained accommodation will be supported where it incorporates a high quality of design and generous communal shared space and amenities for all occupants. To differentiate co-living and non-self-contained accommodation from other types of residential accommodation, proposals will be required to have a minimum provision of 50 units. Proposals will need to be supported with a management plan submitted as part of a planning application. Proposals will be required to make a financial contribution to comply with affordable housing requirements set out in Policy HO3.3 'Affordable Housing'.

Self-build and Custom Housebuilding

Residential proposals for 50 non-flatted homes or more (excluding affordable homes) will be supported where they provide one self-build plot for every 10 houses, in agreement with the Local Planning Authority. This will be secured through legal agreement. The average size of a self-build plot should be comparable to the average size of the market sized plots provided on site. If a plot has been offered to people on the Council's Self-build Register and the open market and marketed for a minimum of 12 months from the commencement of development on the site and has not been sold, then the plot will be returned to the developer.

Gypsies and Travellers

Existing designated sites used by Gypsies and Travellers will be protected, unless it is demonstrated they are no longer required. Proposals for new sites will be supported when there is no further capacity at existing or allocated sites for Gypsies and Travellers and the Gypsy and Traveller Accommodation Assessment is considered out of date. Proposals for new sites for Gypsies and Travellers should: a) Have good access to the highway network; b) Have good access to health and education facilities by walking and cycling; c) Not have a significant adverse impact on the physical or visual character of the area; d) Contribute towards biodiversity net gain and not adversely impact upon habitats or trees; e) Not be located in an area of significant flood risk; and f) Not have an adverse impact on the amenity of existing or future residents.

Residential Conversions

Proposals to sub-divide existing residential accommodation into self-contained flats or large scale Houses in Multiple Occupation will be supported where: a) In the case of conversion to self-contained flats, proposals resulting in the loss of purpose built, family-sized accommodation with three or more bedrooms, are to include a family-sized unit (three+ bedrooms) with direct access to garden space at ground floor on site as part of the development; b) In the case of conversion to self-contained flats, all residential units on site meet the nationally described space standard; c) In the case of conversion to a House in Multiple Occupation, the property has an original, unextended, floor area of at least 150sqm and is located in an area with good access to public transport and other amenities; d) Appropriate amenity space and facilities for refuse and recycling storage are provided; and e) The proposal is car-free or parking provision is provided on site, or in nearby off-street parking facilities.

Allocated sites for delivery

Planning Permission will be granted for proposals that: a) Accord with the policies in the Local Plan; b) Have regard to any Supplementary Planning Document, masterplan or development brief that affects the site; c) Deliver the uses identified and address the key development considerations for each site; and d) Provide appropriate mitigation measures for issues identified where the development considerations set out the need for an assessment.

Housing Provision

To meet housing need, at least 13,328 net additional homes, equivalent to at least 784 new homes per year, will be delivered, in Watford between 2021 and 2038. Proposals for residential development will be supported where they contribute positively towards meeting local housing needs and achieving sustainable development. Residential developments should demonstrate how they will make an optimal use of land and provide a mix of homes including size, tenure and specialist adaptations to support people with different needs to ensure good quality homes are provided for all, both now and in the future. Site allocations for housing and mixed-use, where residential use would be supported, are defined on the Policies Map.

Providing Infrastructure to Support New Development

All non-householder development will be expected to demonstrate that there is, or will be, sufficient infrastructure capacity to support and meet all the requirements arising from the proposed development. Where necessary planning conditions will be used to ensure that development is not occupied ahead of the delivery of any necessary infrastructure upgrades. Infrastructure provision should be made in accordance with relevant requirements set out in this Local Plan; have regard to the latest Watford Infrastructure Delivery Plan; meet the needs arising from development; and mitigate adverse social, economic or environmental impacts arising from development. Developers must demonstrate they have explored existing infrastructure capacity with appropriate providers, and how this could be future-proofed, and demonstrate that they have made sufficient provision. Where appropriate, and where there is an identified shortfall across the borough, opportunities should be taken to maximise infrastructure provision on suitable sites. Proposals for residential and employment uses should demonstrate that provision is made for high speed internet infrastructure as part of the application.

Development Contributions

There will be a need to balance the priorities for infrastructure delivery with those for affordable housing, other non-infrastructure related planning obligations and sustainability standards. The Council will secure the infrastructure necessary to support the growth outlined in this plan, ensure sustainable development, meet the needs of development and, where necessary, mitigate the impacts of development by: a) Securing appropriate on site enabling and development works; b) Charging the Community Infrastructure Levy on developments as required by any charging schedules in operation for the area within which the development is located; c) Securing planning obligations to provide affordable housing and mitigate the impacts of the development, in accordance with national policy and, having regard to any relevant Supplementary Planning Documents or other local guidance; d) Securing off-site highway works, including provision for cycling and walking, where necessary; e) Working with relevant service providers to identify and secure infrastructure funding or financing mechanisms.

Integrated Infrastructure Delivery

Proposals should demonstrate a comprehensive integrated and future-proofed approach to the delivery of development and infrastructure that mitigates the cumulative impact of development, and: a) Contributes appropriately and proportionately towards required infrastructure, having regard to the latest Watford Infrastructure Delivery Plan, at a rate and scale sufficient to support the growth identified in this Local Plan; b) Where applicable, connects to area-wide infrastructure and enables future connections; c) Safeguards land to deliver area-wide or site-specific infrastructure, as identified in the site allocations and/or other policies in the Local Plan; d) Is appropriately designed so that it complements and does not unduly restrict development on adjacent or connected sites. Developers will be expected to participate in early pre-application engagement with the Council and infrastructure service providers to discuss their requirements. Developer contributions will be sought where needs arise, in line with the policy requirements of this plan; where provision is made on site, this will be considered in the context of other developer contributions.

Colne Valley Strategic Development Area

The Colne Valley Strategic Development Area is designated to facilitate transformative and co-ordinated change around the River Colne, Lower High Street and the area of the Watford General Hospital producing a sustainable and mixed-use urban

Watford Gateway Strategic Development Area

a) A site for a new primary school within site MU05 'Land and Buildings at 94-98 St Albans Road', and a site for a new 3 form entry primary school within Site MU06 'Land at Watford Junction', to meet demands generated by development; b) Provision of a circa 1,300sqm of healthcare floorspace; c) A high quality Sustainable Transport Hub located at Watford Junction connecting rail, bus, taxi, cycle and pedestrian facilities; d) New development should contribute towards, and not compromise the delivery of the Eastern Mobility Hub to be located east of the Abbey Line; e) New walking, cycling and public transport infrastructure will be required to contribute towards the Local Transport Plan and supporting strategies; f) Prior to the implementation of a planning permission which includes residential uses on land east of the West Coast Mainline, a pedestrian and cycle bridge for commuters and residents from the east side of the Abbey Line to Watford Junction Station must be agreed. Development proposals will need to be designed to ensure they do not compromise delivery of the bridge; g) As part of a comprehensive mixed-use redevelopment of the area in the second part of the plan period, a route for a pedestrian and cycle bridge that will enable access to Watford Junction station via Penn Road must be shown to be feasible and achievable when redevelopment proposals are submitted; h) The land east of the West Coast Mainline will support a mix of uses including replacement car parking, new homes and employment uses; i) On land east of the West Coast Main Line and within the Strategic Development Area, redevelopment of existing employment floorspace for replacement or other employment uses will be supported in the first part of the plan period. Where it is demonstrated that proposals for residential-led mixed-use development will contribute towards the delivery of the wider objectives of the Watford Gateway Strategic Development Area, and the proposed use will not undermine existing uses through the 'agent of change' principle, the loss of employment floorspace may be acceptable; j) If a proposal is to include the loss of a child care facility, a replacement facility should be reprovided as part of the commercial floorspace; k) In the first part of the plan period, employment redevelopment proposals will be supported as will further redevelopment that will enable a transition towards increased mixed-use schemes and supporting infrastructure in the second part of the plan period; l) A new multi-storey car park as part of the Eastern Mobility Hub will be provided on land to the east of the Abbey Line. Proposals that include the loss of the existing multi-storey car park will be required to set out how the replacement facility will be delivered, including delivery phases, as part of the planning application; m) New development will not compromise vehicle access from Clive Way via Colonial Way into the area and access to the Eastern Mobility Hub; n) Future development in the Strategic Development Area will take into account the findings and recommendations of the Council's Heritage Impact Assessment Screening Report for this area and where prepared for individual sites; o) Specific mitigation measures will be identified through the preparation of further detailed Heritage Impact Assessments for all sites to be submitted prior to the determination of any application; p) The concrete batching plant and rail aggregates depot, including its rail sidings and road access, will be safeguarded as significant mineral infrastructure, as shown on the Policies Map. Proposals for development will be required to demonstrate that the proposed use will not undermine the existing safeguarded uses through the 'agent of change' principle.

Town Centre Strategic Development Area

Proposals in the Town Centre Strategic Development Area will be supported where good design contributes positively towards creating a vibrant town centre, focused on people, healthy lifestyles and quality of life. To achieve this, proposals will need to have regard to Supplementary Planning Documents and strategies supporting redevelopment and enhancements to the Town Centre. These are intended to guide the co-ordinated delivery of development that will contribute towards achieving the objectives for the area and provides greater detail about specific proposals in the Local Plan that may be relevant. Applicants will be required to demonstrate how proposals will make provision for, and contribute positively towards, the following criteria: a) New development will make effective use of land to intensify Town Centre uses and increase the amount of people living in the Town Centre, intensifying footfall and adding vitality to the town throughout the day and evening; b) New uses should make a positive addition to the vitality and functionality of the Town Centre. Residential uses should be sensitively designed and located to avoid negatively impacting on existing Town Centre uses. Leisure uses that contribute towards the vibrancy and functionality of the Town Centre will be supported; c) Development along the High Street, Market Street and the north part of the High Street should retain and enhance active frontages on the ground floor. Uses, such as flexible workspace, where activity occurs throughout the day, will be supported in these areas; d) Public realm should be improved to create distinct places throughout to increase dwell time. Proposals should support the delivery of green infrastructure, and in particular, tree planting, to enhance the visitor experience; e) Proposals should contribute to clear and coordinated wayfinding across the Town Centre and permeability into surrounding areas, including the rail and bus stations, Clarendon Road office hub, the football stadium and hospital. Priority will be for pedestrians and cyclists; f) Opportunities should be taken to reduce the vehicle dominance of the ring road. Proposals that provide active frontages onto the ring road and contribute towards transforming the environment into one that is inclusive by supporting pedestrians and cyclists alongside other transport modes will be a priority. This will help to support the use of the new Sustainable Transport Hub at the southern end of the High Street; g) Linkages to open spaces, particularly Cassiobury Park and the proposed Colne Valley Linear Park, should be improved, contributing to the creation of a well-connected, accessible and integrated network of open spaces; h) Heritage assets are located in key parts of the Strategic Development Area such as the High Street and the areas around St Mary's Church and the Town Hall. They are a key component of the character of this area and proposals for new development should respond to these assets, enhancing their character and setting; i) Future development in the Strategic Development Area will take into account the findings and recommendations of the Council's Heritage Impact Assessment Screening Report for this area and where prepared for individual sites; j) Specific mitigation measures will be identified through the preparation of further detailed Heritage Impact Assessments for all sites to be submitted prior to the determination of any application; k) Proposals must demonstrate the provision of innovative waste management and recycling storage and collection systems, to reduce the need for service vehicles along the High Street; l) A site for a new 3 form entry primary school should be located within the Strategic Development Area that is BB103 compliant, including external areas. Applicants are encouraged to identify where a new primary school can be provided.

Colne Valley Strategic Development Area

The Colne Valley Strategic Development Area is designated to facilitate transformative and co-ordinated change around the River Colne, Lower High Street and the area of the Watford General Hospital producing a sustainable and mixed-use urban quarter of high quality design and place-making, excellent connectivity and a diverse range of uses. A masterplan Supplementary Planning Document will be prepared by the Council to guide development in the Lower High Street area and provide greater detail on the objectives and specific proposals in the Local Plan. Once adopted, development proposals will need to have regard to the masterplan. Applicants will be expected to demonstrate that their proposals contribute towards the co-ordinated delivery of development, infrastructure and improvements to the public realm. Proposals should be designed to not inhibit the delivery of other sites or compromise future development opportunities that could make a positive contribution towards the objectives for the area. Development will be supported where it contributes towards the objectives for the area and is consistent with other policies in the Local Plan. Applicants will be required to set out how their proposals contribute positively towards the following: a) The redevelopment of retail and commercial land will be intensified with mixed-use development. Where retail use is re-provided, this should not exceed the existing net retail floorspace on site; b) Redevelopment of the existing Watford General Hospital will provide modern facilities that are well integrated and co-ordinated with other developments, designed to minimise impacts on nearby residential areas and are well connected to support sustainable transport options including walking, cycling and bus services; c) A multi-storey car park with a capacity of approximately 1,450 car parking spaces located east of the existing Watford General Hospital car park; d) In locations adjacent to existing residential areas, new development should be designed to minimise the potential impact on these areas by providing a transition in built form between existing homes and higher-density development; e) Proposals located in areas of flood risk will need to consider the cumulative impact of development and ensure that mitigation measures do not conflict with other measures that may have been agreed on other sites in the Core Development Area; f) New development will contribute towards the creation of, and connections to a linear park along the River Colne, from Water Lane to Oxhey Park, enabling public access for pedestrians and cyclists and the enhancement of wildlife habitats; g) Proposals adjacent to the River Colne are to be designed to enhance its setting, facilitate public access, and to include measures to minimise the impact of development on the river-based habitats including the re-naturalisation of the River Colne between Water Lane and Waterfields Way; h) A site for a new primary school within Site MU21: Land at Riverwell, and a site for a new 3 form entry primary school within Site MU16: Land at Tesco, Lower High Street, to meet demand generated by new development; i) A new pedestrian and cycle crossing or underpass at Waterfields Way should be provided as part of the linear park along the River Colne; j) The Lower High Street should be prioritised for improved public transport and the creation of a shared surface route; k) Priority systems at junctions and crossings to improve access and permeability in the wider area for public transport, pedestrians and cyclists; l) Future development in the Core Development Area will take into account the findings and recommendations of the Council's Heritage Impact Assessment Screening Report for this area, and where prepared, for individual sites; m) Specific mitigation measures will be identified through the preparation of further detailed Heritage Impact Assessment for all sites to be submitted prior to the determination of any application.

Spatial Strategy

These high standards and a positive and integrated approach to development will be expected across the whole of the borough. This will contribute towards creating attractive and inclusive neighbourhoods, supporting people to be more active, healthy and encourage greater social inclusion as part of a balanced community. Across the borough, new infrastructure and improvements to existing infrastructure will be delivered to support development. Infrastructure proposals will be progressed collaboratively with relevant stakeholders and providers to maximise the benefits and success of any scheme. Inappropriate development, as defined in national planning policy, in the Metropolitan Green Belt will not be approved except in very special circumstances. The Core Development Area is expected to support 80% of allocated development in the borough and provides opportunities for further redevelopment. Proposals in this area will be supported where they optimise the use of land in this location through mixed-use high-density development, with excellent access to services, facilities and public transport. Development should deliver positive social and environmental gains, incorporating high quality design and innovation to ensure high environmental standards are achieved. The scale of change will be transformational in places. Collaboration between development partners and stakeholders on larger sites will be the key to unlocking the potential of the area. Ongoing and effective community engagement will also be required. Proposals should demonstrate a holistic approach to development, optimise opportunities for higher density development, create linkages to adjacent areas and ensure proper infrastructure provision. Outside the Core Development Area, proposals will be supported where they optimise densities to make efficient use of land and manage change with greater regard to the existing context and local character. Development should make the most of its location, such as access to public transport, cycling and walking and seek to provide off-site infrastructure to enhance them, and facilitate access to services and facilities. High quality connections between people and destinations within the Core Development Area, wider town and locations outside of the borough will be sought. The Core Development Area is defined on the Policies Map. From 2021 to 2038, the Local Plan makes provision for 13,328 net additional homes and 110,514 sqm of net employment floorspace consisting of 25,206 sqm of industrial uses as classified by the B2, B8, E(g)(ii) and E(g)(iii) Use Classes and 85,488 sqm of office uses as classified by the E(g)(i) Use Class between 2021 and 2038, along with supporting infrastructure and facilities. Proposals for new development will be supported, where they demonstrate that they will contribute towards the Local Plan's economic, social and environmental objectives. Growth will be focused in the Core Development Area, which has excellent access to public transport and facilities, and where development can be accommodated sustainably, creating a high quality place to live, work and visit by 2038. Heritage assets and areas of green space will continue to be protected. Development will make an effective and efficient use of land. This will need to support a mix of uses compatible with each other, with high quality design, and innovative technology to address climate change and reduce carbon emissions. Proposals will contribute towards a modal shift, greener travel patterns and minimising the impact on the environment. Pedestrian, cycling and passenger transport will be prioritised.

Watford Town Centre

Within Watford Town Centre, as shown on the Policies Map, planning applications for town centre uses will be supported where they: a) Maximise the proportion of the ground floor fronting a street as a positive and/or active frontage; and b) Support flexibility and adaptability to future-proof for changing uses (subject to appropriate permissions). Applications for learning and non-residential institutions will be supported where they: c) Retain active frontages throughout the day; d) Demonstrate no negative impact on the road network; e) Serve the local community. Applications providing outdoor uses, such as eating and drinking uses with outdoor seating, event space or street markets are encouraged and will be supported where they: f) Do not detract from residential amenity; g) Demonstrate no negative impact on connectivity and the ease of getting around for pedestrians and cyclists. Applications for new hot food takeaway will be supported where they: h) Retain a separation of at least four units between each hot food takeaway unit; i) Protect the amenity of surrounding properties.

District and Local Centres

New development must contribute positively to the function, vitality and viability of the District and Local Centres. This will include sufficient provision of local shops and services to meet the day-to-day needs of local communities. Proposals for commercial, business and service uses, or appropriate community uses, will be supported. Development proposals should: a) Maximise the proportion of the ground floor fronting a street as a positive and/or active frontage; b) Demonstrably relate to the character, scale and role of the existing centre; c) Ensure centres are accessible, active, attractive and safe during the day and night; d) Provide convenient and attractive access by walking and cycling; and e) Support temporary and community uses where they help to activate and revitalise units. Applications for new hot food takeaway will be supported where they: f) Retain a separation of at least four units between each hot food takeaway unit; and g) Protect the amenity of surrounding properties. The District Centre and Local Centres are defined on the Policies Map.

Supporting Vibrant Retail Centres

Planning permission will be granted for the development of retail, leisure, entertainment, arts, culture, office and other main town centre uses (as defined in the NPPF) within the defined Town, District and Local Centre boundaries, providing the use is appropriate for the scale and function of each centre. Development within these boundaries should contribute towards the enhancement of the public realm. Town Centre Alongside new homes, Watford Town Centre will remain the focus for; comparison shopping, leisure, entertainment, civic and cultural activities. Development proposals within the Town Centre that are 'family friendly' will be encouraged. To ensure the long-term vitality and viability of Watford Town Centre, the Council will apply sequential tests for the main town centre uses, and require impact assessments for retail and leisure developments over 2,500sqm, in accordance with national planning policy. Proposals that optimise the use of land and floorspace within the Town Centre, through mixed-use development, including new or re-used space above shops and commercial premises, will be supported, providing they have regard to the role and function of the centre, impacts on vitality and viability and the compatibility of proposed and existing surrounding uses. Outside the Town Centre Where appropriate, a limited amount of retail development will be supported on strategic sites to provide for the new community, subject to: compliance with the sequential test; proposals being of an appropriate scale; provision of good accessibility by walking, cycling or public transport; and there being no significant adverse impact on the vitality and viability of the Town Centre or Local Centres in the vicinity. District and Local Centres The vitality and viability of the District and Local Centres will be enhanced to provide local goods and services for local communities. Proposals that optimise the use of land and floorspace within the District and Local Centres, through mixed-use development, including new or re-used space above shops and commercial premises, will be supported, providing they have regard to the role and function of the centre, impact on vitality and viability, including that of existing business, and the compatibility of proposed and existing surrounding uses. The Town Centre, District Centre and Local Centres are defined on the Policies Map.

Protecting and Enhancing Future Public Transport Routes and Watford Junction Station Area as a Sustainable Transport Hub

To prevent development that would compromise future mass transit, bus prioritisation, walking and cycling infrastructure, set out in either the South West Hertfordshire Growth and Transport Plan, the Local Cycling and Walking Infrastructure Plan or Watford's Sustainable Transport Strategy, developers will need to have regard to the following Safeguarded Transport Routes to ensure designs would not compromise their ability to prioritise public transport and active travel routes: a) The disused former Croxley Rail Line, including access points and routes on the existing road network, as set out in the Croxley Line – Safeguarding for Mass Rapid Transit Technical Report; b) The current Ebury Way cycle path and access to it; and c) The Abbey Line. Additionally, proposals should have regard to: d) Existing and planned cycle routes identified in the Local Cycling and Walking Infrastructure Plan; and e) Any future planned Mass Rapid Transit routes identified by Hertfordshire County Council. The role of Watford Junction as a multi-modal Sustainable Transport Hub should be preserved, meaning that development must not hinder the provision of the following on site and cross boundary infrastructure; f) New pedestrian/cycle bridges over the West Coast Main Line and Abbey Line and connecting Penn Road with Colonial Way, plus access to these from the existing and new road networks; g) Bus and rail access that also provides for the use of cycles, electric vehicles, drop-off movements, taxis, coaches and any future Mass Rapid Transit access; h) Pedestrian and cycling access from Colonial Way (or Imperial Way as part of a comprehensive redevelopment of the area) that will provide a connection to the Eastern Mobility Hub and access to the station and not compromise potential re-routing of vehicle access to the concrete batching plant and rail aggregates depot; and i) Upgrading of the bus station and bus priority improvements to roads in the vicinity of the station.

Providing Sustainable Transport Infrastructure for Major Development

Major developments should maximise opportunities for sustainable transport, protecting and supporting current and future active and public transport routes. Cycling and walking infrastructure should be high quality and provide complete routes to key destinations, such as the Town Centre, transport hubs, employment centres, educational or community facilities. In addition, for each of the following areas, as indicated in Figure 11.3, the principles set out below should be observed and the infrastructure requirements set out in Appendix C be positively supported by major developments, in addition to the safeguarding requirements set out in Policy ST11.2 'Protecting and Enhancing Future Public Transport Routes and Watford Junction Station Area as a Transport Hub'. Transport Improvement Areas and Safeguarded Transport Routes are defined on the Policies Map. Colne Valley Strategic Development Area: Developments should expect that their transport needs here are met primarily by sustainable transport objectives, and as such should be car-lite. Lower High Street should serve primarily as a sustainable travel corridor, with high quality direct pedestrian access from sites. The provision of an internal travel network that is highly permeable to those who wish to walk or cycle, with direct, high quality links and low traffic streets between the Town Centre, Oxhey, Vicarage Road, Watford General Hospital and Riverwell should be ensured. Bus prioritisation measures should be provided on key access links. Bushey Arches: Developments should support the ambitions for sustainable transport options around Lower High Street, and also make best use of existing public transport infrastructure, by supporting the delivery of new and significantly improved high quality walking and cycle links to Bushey Station and Arches; overcoming the severance caused by the current highway layout. St Albans Road: Developments will be expected to support significant improvements to walking and cycling infrastructure along St Albans Road and at the Dome Roundabout, alongside implementation of bus priority measures, mitigating potential junction delays for buses on main thoroughfares and junctions. Watford Riverwell: Permeability for active travel should be substantially improved, linking to bus stops, Watford General Hospital, Vicarage Road, Stripling Way, Thomas Sawyer Way and Ebury Way, along with the safeguarded disused former Croxley Rail Line. Developments should contribute to bus priority or cycle infrastructure on Vicarage Road and Wiggenhall Road. Ascot Road: Development should contribute positively towards Ascot Road becoming a sustainable transport corridor through new and significantly enhanced bus priority measures and pedestrian/cycle infrastructure. Improvement to active travel permeability and routes should include significant enhancement to links between Croxley View and Greenhill Crescent, to Tolpits Lane, to the Ebury Way and further east-west routes to the Town Centre. Town Centre Strategic Development Area: Development should at a minimum be car-lite, and car-free should also be considered. Bus priority interventions along, and in the vicinity of, the ring road should be supported. Development should support the delivery of high quality cycle and walking routes across and to the Town Centre, linking to key destinations. Development should contribute to reducing the severance caused by the ring road. Watford Gateway Strategic Development Area: All major developments will be expected to significantly enhance pedestrian and cycle routes through the Watford Gateway area by providing high quality internal infrastructure and links to the Town Centre, North Watford and towards Bushey. The development of the station as a multi-modal hub should also be supported, including the access requirements for this across all modes.

A Walking and Cycling Infrastructure Improvement Town

New development will be supported where it will contribute towards achieving a modal shift and make walking and cycling a convenient and efficient way to access local destinations. To be integrated into the adjacent and strategic walking and cycling network, proposals should demonstrate how they have prioritised walking and cycling through the provision of on site infrastructure including cycle parking facilities, wayfinding measures and good design for safety and security. Major developments should contribute towards the delivery of significantly improved walking and cycling routes to key destinations, prior to first occupancy, where viable. Walking Developments should be permeable and safe to walk through, including high quality footways and pedestrian crossings, adequate lighting and signposting. They should facilitate or deliver the links required to connect to existing and proposed walking routes as well as local amenities and public transport. Developments adjacent to the borough's walking routes, as identified in the Local Cycling and Walking Infrastructure Plan, will be expected to accommodate them through allocating space and supporting off site contributions. Cycling Developments will encourage people to cycle by providing an urban environment that is accessible and safe for all cycle trips. This requires high quality cycle routes that are segregated, unless both traffic flows and speeds are low. These routes should connect to local amenities, transport interchanges and the existing and proposed cycle network, as set out in the Local Cycling and Walking Infrastructure Plan. Developments adjacent to existing and new cycle routes will be expected to facilitate and deliver these links through allocating space and contributing to infrastructure improvements. Cycle parking All development proposals will be required to provide on site cycle parking facilities in line with the cycle parking standards detailed in Appendix D. Secure and convenient cycle parking facilities should be designed at the outset of the scheme. Should the standards for visitor cycle parking mean a requirement in excess of ten spaces, part of this provision can be replaced with a contribution to publicly accessible bike share bays in a suitable location nearby, further detail on this is provided in Appendix D.

Electric Vehicles, Car Parking and Car Clubs

Electric vehicle charging For all schemes, 20% of parking spaces should have active charging infrastructure for electric vehicles provided, all other spaces should have passive provision. Proposals to increase the availability of publicly accessible electric vehicle charging infrastructure within the borough will also be supported and encouraged. Car parking Development proposals should only provide car parking where it complies with the car parking standards set out in Appendix E. All new development proposals within the Core Development Area should be car-lite. Where these standards and requirements are met, the parking element of the proposal will be supported. For residential schemes of ten units or more, 20% of all parking spaces should be unallocated. Disabled parking For residential schemes of ten units or more, disabled persons' parking should be provided for at least 5% of units, with a minimum of one space; potential disabled persons' parking spaces for a further 5% of units should be identified on a plan to facilitate conversion as required; wheelchair accessible or adaptable accommodation should provide one unallocated disabled persons' parking space per unit. For non-residential schemes, provision for disabled persons' parking will be determined on a case by case basis through pre-application discussions and an accurate estimate of potential demand provided in the Transport Statement/Assessment. All disabled parking spaces should be located within 50m of the entrance to the building that it serves, via level access. Car club parking The Council will support the development of car club networks within the borough, particularly those using low emission vehicles. For residential schemes of ten units or more, developers should identify one parking space per 50 units that would be designated for car club use only, if supported by a car club operator (minimum of one space). Where parking is inaccessible to the public, the Council may secure contributions to fund on-street car club spaces. If no car club spaces are proposed, this should be supported by evidence that there is a no demand from car club operators for a space within the development. Developers may also be required to provide a financial contribution towards car club memberships for new residents. Powered two wheeler parking For all schemes where parking is provided, one powered two wheeler parking space should be provided per 30 car parking spaces (minimum of two per site). All other schemes should provide sufficient powered two wheeler parking for the potential demand for their sites, as assessed in the Transport Statement/Assessment.

Managing the Transport Impacts of Development

A Transport Statement or Transport Assessment is required to support planning applications for all developments that will impact upon the transport network, in accordance with Hertfordshire County Council thresholds. They should set out: a) How the development has been designed in line with the Transport User Hierarchy; b) How the development will facilitate greater use of sustainable modes of transport; c) The impact of all development users on the transport network during and after construction; and d) Proposed mitigations for any adverse impacts identified. A Travel Plan that encourages sustainable travel behaviour should be developed for all developments, meeting the requirements set out by Hertfordshire County Council and should be structured according to their guidance. This should have a clear set of objectives, measures to achieve these and an approach to monitoring and enforcement. Where required, a Construction Management Plan and/or a Delivery and Servicing Plan must also be provided. Significant negative impacts on the transport network as a result of new development must be satisfactorily mitigated. Developers will be required to contribute to and deliver appropriate transport infrastructure or other mitigation measures, with financial contributions required through planning conditions. This could include an agreement with the Council during the planning process instead for a financial contribution to the proposed Mass Rapid Transit System equivalent to part of all of that required for local mitigations.

Sustainable Travel Town

New development will be supported in principle where it contributes towards sustainable and active travel behaviour, respecting the Transport User Hierarchy (Figure 11.1) set out in the County Council's Local Transport Plan and Watford's ambition to be a sustainable travel town. It should create an urban environment where people choose to walk and cycle, whilst reducing the impact of cars on the transport network, and promoting the use of public transport. Proposals will need to demonstrate how they contribute positively towards the Council's Climate Emergency declaration and are expected to bring public health, air quality and economic productivity benefits. Development proposals should align with the principles set out below that aim to achieve better integration of land use planning and transport planning and develop a Sustainable Travel Town with a more active population. They should support the objectives of Hertfordshire County Council's Local Transport Plan, and supporting strategies, plus contribute to the Growth and Transport Plan packages in the Local Transport Plan and subsequent updates, as well as aligning with Watford's forthcoming Sustainable Transport Strategy and Local Cycling and Walking Implementation Plan. To promote active travel the following initiatives should be embedded in development plans: a) Developing Watford as a Walking and Cycle Infrastructure Improvement Town, supporting the growth of shared mobility offerings that include bike share schemes; b) Creating neighbourhoods that encourage people to walk or cycle, through the provision or contribution to high quality walking and cycle routes that enhance connectivity and reduce severance; and c) Measures that reduce traffic speed and flow. Developments will be supported where they improve public transport connectivity through: d) Contributing to the development of comprehensive priority measures for buses with supporting high quality, accessible bus stops and service improvements where required, to enhance existing services and demand responsive transport throughout the town; e) Supporting the development of Mass Rapid Transit in Watford; f) Preserving and improving Watford Junction as a strategic transport hub for both rail and bus users, with excellent access routes, interchanges and other facilities enabling sustainable 'first and last mile' travel; g) Supporting a mobility Hub within the Town Centre that serves as a focal point for multiple modes and links to the High Street Station; and h) Enhancing pedestrian and cycle facilities at key junctions with the ring road. To reduce car dependency and the impact of private motor vehicles developments should: i) Contribute to traffic-demand management measures introduced that promote mode shift away from private cars; j) Provide provision for car clubs and electric vehicles, as set out in Policy ST11.5 'Car Parking, Car Clubs and Electric Vehicles'; and k) Produce Travel Assessments and Travel Plans where required by, and in line with, Hertfordshire County Council's relevant guidance.