Policy information sourced from the Watford Local Plan 2021-2038.

CDA2.3: 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:

  • 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;
  • 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;
  • 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;
  • 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;
  • 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;
  • 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;
  • 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;
  • 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;
  • A new pedestrian and cycle crossing or underpass at Waterfields Way should be provided as part of the linear park along the River Colne;
  • The Lower High Street should be prioritised for improved public transport and the creation of a shared surface route;
  • Priority systems at junctions and crossings to improve access and permeability in the wider area for public transport, pedestrians and cyclists;
  • 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;
  • 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.

The Colne Valley Strategic Development Area is defined on the Policies Map.

For more information, please see the Watford Local Plan 2021-2038.