146-home estate redevelopment at Land At Kytes Drive, Watford

What was proposed

The application proposed demolishing existing homes and building 146 dwellings, including accessible homes, retirement flats, family housing and converted listed buildings.

“Committee date 30 th September 2025 Application reference Site address 23/01097/FULM - Land at Kytes Drive, Watford WD25 9NT Proposal Full planning permission for the demolition of existing bungalows and other dwellings, the erection of 63 no.”

“Kytes House was the original farmhouse on the site and was extended and gentrified into a small manor house in the 19 th century. In the 1950s it was converted into 4 flats and was listed as Grade II in 1983. In the 1990s it was converted into 12 dwellings comprising studio, 1 bed and 2 bed flats. The associated Stables building has been used for general storage and other associated activities by the applicant. This was also listed as Grade II in 1983.”

Officer report

The site and its setting

The estate covers 7.1 hectares around Kytes House, with mainly bungalows, open grassland, protected trees and listed buildings.

“Kytes Drive is located at the northern edge of the borough off Coates Way, to the north of Garston Park, and partially falls within Three Rivers District to the north. It comprises a single loop road serving Kytes House and 43 dwellings, primarily bungalows, all owned by the applicant. Coates Way borders Kytes Drive to the south, east and partially to the north with Bridger Close (a cul-de- sac) also bordering the site to the north. To the west is the A405.”

“The site is not located within a conservation area but Kytes House and its associated outbuilding (The Stables) are Grade II listed buildings. Kytes House adjoins a large central area of grassed open space with trees which forms an important feature of the overall site. The dwellings, all bungalows except 2 houses, are generally located on the outside of the road towards the…”

Officer report

Earlier applications and history

Kytes House and its grounds were developed for accessible accommodation, while a related application in Three Rivers received conditional permission in April 2025.

“Kytes House was the original farmhouse on the site and was gentrified into a small manor house in the 19th century. In the 1950s the landscaped grounds were developed by the Kytes Charitable Trust to provide accessible accommodation for qualifying ex-servicemen. This is the estate as seen today.”

“Part of the site to the north falls within Three Rivers District Council. A parallel application for full planning permission was duly submitted to Three Rivers District Council as follows:”

Officer report

Why officers supported it

Officers considered the housing, social rent, accessibility, biodiversity, sustainability and economic benefits outweighed heritage harm and other impacts.

“3.4` Conclusion The proposed redevelopment will provide new, fully accessible bungalows and cottages together with retirement flats, all for social rent, as well as family houses, cottages and flats for market sale. Overall, there will be a total of 146 dwellings, an increase of 96 dwellings across the site, of which 114 (78%) will be for social rent.”

“The Heritage Impact Assessment as set in the submitted Heritage Statement finds that the development would cause less than substantial harm to Kytes House, the outbuildings and to the significance of the setting of the Grade II Listed Building of Kytes House, albeit to the lower end of the spectrum of harm.”

Officer report

What consultees said

Highways, housing, trees, waste, water and other consultees raised no objection after further information or supported the proposal subject to conditions.

“Consultee Comments Herts Fire and Rescue Service Request fire hydrants. HCC Growth and Infrastructure Unit No objection. HCC Highways Further information was provided by the applicant to Herts highways to address previous queries including in respect of - refuse turning areas, - width of unadopted road - car parking survey - cycle parking…”

“HCC Waste and Minerals Requests Site Waste Management Plan by condition. HCC Lead Local Flood Authority Initial objection raised. Further information was provided which overcame the objection. LLFA confirmed no objection subject to agreed conditions. Historic England No consultation required. HCC Public Health Request further work on Health Impact Assessment. Thames Water No objection. Recommend conditions. Active Travel England Standard advice only.”

Officer report

Who spoke

A developer spoke in favour, an absent registered objector did not speak, and Councillor Pattinson presented residents’ concerns and suggested a support task group.

What members debated

Members discussed bats, access, congestion, social housing, veterans’ housing, residents’ fears and the importance of phased development.

“She highlighted the regeneration was the best long-term solution for the Kytes Estate, for the current and future residents and that it would also make a significant positive impact on the local housing need. The proposal would more than double the amount of social housing on the estate. A key priority was minimising the impact on local residents. Anchor would also provide dedicated help and support during the development and afterwards.”

“The Chair thanked Bridget Westcott, and invited Councillor Pattinson to speak in relation to the application. Councillor Pattinson begun by thanking the residents of Kytes Drive, their friends, family and the wider community for sharing their views with her in relation to the application. She stated she wanted to bring their strength of feeling, deep attachment to their homes and concerns around disruption to existing residents to the committee.”

Minutes

The vote

The committee voted on the recommendation as printed and approved the officer recommendation.

“The Chair asked the committee to vote on the recommendation as printed in the report and update sheet.”

“On being put to the committee, the officer’s recommendation was approved.”

Minutes

The decision

Permission was granted subject to a Section 106 agreement securing 43 social-rented bungalows and cottages, highway improvements and planning conditions.

“That, subject to the completion of a legal agreement under Section 106 of the Town and Country Planning Act 1990 (as amended) to secure the following heads of terms, planning permission be granted subject to the conditions listed below:”

“The 43 bungalows and cottages shall be social rented tenure (this will ensure a direct replacement for the social rented bungalows to be demolished and also equates to 37.4% of habitable rooms).”

Minutes