Co-living studio building at Land At 1 To 15 Bridle Path, Watford

What was proposed

The proposal would replace existing buildings with a part-16-storey co-living building containing 311 studios, communal spaces, co-working areas and public realm.

“The immediate area of Bridle Path contains a variety of different commercial buildings. To the north is an 8 storey Holiday Inn hotel which was constructed in 2008. Beyond the hotel are the railway lines of the West Coast Main Line railway. To the east on the opposite side of Bridle Path is Benskin House, occupied by an O’Neill’s public house.”

“Summary The existing Apex House office building and the workshops to the rear would be demolished to make way for a building, which is part 1, 7, 8 and 16 storeys in height. The building would be used for co-living with separate co-working space which would be available to residents and visitors. External amenity space in the form of roof terraces would be provided at 1 st and 8 th floor levels, with the upper one being exclusively for residents.”

Officer report

The site and surroundings

The 0.29-hectare site contains workshops and a two-storey office building, surrounded by commercial buildings, a hotel, offices and heritage assets.

“The application site has an area of 0.29 hectares and is broadly rectangular in shape being surrounded by the U-shaped Bridle Path on three sides. The northern of the part of the site is vacant comprised of single and two storey workshops with side of a central access road. The southern part of the site contains Apex House, a two storey office building surrounded by landscaping which dates from the 1980’s.”

Officer report

Earlier plans and revisions

Earlier hotel and residential proposals were not built or raised concerns, leading to repeated revisions involving officers and the place shaping panel.

“In May 2023 the most recent revision of the proposal was reviewed by Watford Borough Council’s Place Shaping Panel. The panel noted the early stage of the proposal and concluded that further work was needed on the ground floor experience, the public realm and the external appearance. Concern was raised with the height of the shoulder element.”

“Following feedback from Place Shaping Panel, further changes were made and the proposal was reviewed again by the Place Shaping Panel in March 2025. The panel concluded that the massing had significantly improved and that the generosity provided in front of the building entrance is positive. Comments were made with regards to detailing which could further improve the proposal.”

Officer report

Main concerns and benefits

Officers identified less-than-substantial heritage harm and significant biodiversity loss but considered these outweighed by housing, public realm and affordable housing benefits.

“Given the distance the proposed development is not considered to cause less than substantial harm to the Estcourt Conservation Area however it is considered to cause less than substantial harm to the Nascot Conservation Area.”

“The proposal would redevelop the currently vacant and derelict workshop site to the north of the site, would open up a lot of new public realm which would activate and provide natural surveillance on three sides of Bridle Path. The building is considered to make a positive contribution to Watford’s skyline.”

Officer report

Who spoke

The applicant spoke in favour, highlighting co-living, economic value, sustainable travel, housing benefits and consultation on the design.

The committee’s debate

Members questioned the relationship with surrounding buildings, office and tree loss, and expressed reservations about co-living, affordable housing and heritage.

“There was also a question about the justification for the loss of 50% of office space and the loss of the trees.”

“The committee recognised lots of positives with the development, but they expressed some reservations about the idea of co-living as a concept and disappointment around the lack of social and affordable housing. There were also concerns about the impact on local heritage sites.”

Minutes

The vote

The chair put the application to a vote, and the officer’s recommendation was approved.

“The Chair stated that he believed this would give good opportunities to young people and would make the area look nicer. He asked the committee to vote on the application.”

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

Minutes

The decision

Planning permission was granted subject to completion of the Section 106 agreement and the listed planning conditions.

“That planning permission be granted subject to the conditions listed below:”

“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:”

Minutes