415-room hotel and commercial space at 30 - 40 St Albans Road, Watford

What was proposed

The scheme would replace the existing hotel and car park with a building containing 415 hotel rooms, commercial space, parking, cycle facilities and landscaping.

“The Proposed Development seeks the demolition of the existing 7-storey 100- bedroom hotel and the construction of a new part 2, part 3, part 5, part 9, part 10-storey building to provide for a mixed use scheme comprising a 415- bedroom hotel, as well as 835.3 square metres (GIA) of ground floor and lower ground floorspace (Use Class E) which will incorporate a mixture of commercial spaces.”

“The proposal seeks to remove the existing two-storey car park whilst re- providing accessible car parking. On-site servicing will be maintained via the drop-off loop and a servicing bay. The proposal also incorporates landscaping to the front of the site and amenity areas within the development in the form of a podium roof garden and ground floor amenity space to the south.”

Officer report

The site and its surroundings

The site contains a seven-storey hotel beside St Albans Road and Wellington Road, near flats, two-storey homes, bus stops and Watford Junction.

“The application site is located on the eastern side of St. Albans Road adjacent to the junction with Wellington Road. There is an existing seven-storey hotel building on the site fronting onto St Albans Road. This sits at the northern end of a group of multi-storey blocks of flats on the eastern side of St Albans Road. There is also an eight-storey block of flats at Caledonian House on the opposite side of the road to the west.”

“The nearest bus stops to the site are located less than 100m to the north of the site on St Albans Road. Watford Junction station is also located within a 5 minute walk to the north east of the site which provides National Rail and London Overground services as well as a bus interchange. Watford Underground station and Watford High Street station are also within an approximate 20 minute walk from the proposed site.”

Officer report

Earlier applications and discussions

The lawful use is a hotel; an earlier refurbishment application was refused, while later pre-application discussions led to changes in height, massing, materials and public realm.

“The most recent planning application on the site (Planning Application Ref: 18/01542/FUL) sought a ground floor refurbishment and extension works, plus first floor refurbishment works to provide an additional 36 hotel bedrooms within the existing established hotel premises.”

“In response, the applicant amended the scheme and it was presented again to the Watford Place Shaping Panel on 25 June 2024. Amendments were made to the height and massing both at the front and rear of the site, to the façade and its materials and the public realm. The Panel welcomed the changes and stated that any outstanding matters could be resolved with officers and that it did not need to return to the Panel.”

Officer report

What officers recommended

Officers recommended approval because the scheme would improve the site, add hotel and commercial space, create jobs and provide public benefits despite some heritage and daylight harm.

“In land use terms, the proposal would intensify the hotel use on the site so as to optimise its density and make efficient use of the land, resulting in an uplift of hotel rooms on the site as well as introducing a sizeable amount of commercial and community floorspace that is an improvement from what is currently offered on the site.”

“It is considered that the level of public benefit provided by the proposals outweighs the ‘less than substantial harm’ to the heritage assets. In addition to the employment and design benefits outlined above, the proposal will also include the provision of modern hotel and commercial floorspace accommodation, improved design quality of the highway and public spaces, associated pedestrian, cycle and bus stop improvements and the provision of commercial/community…”

Officer report

Who spoke

A representative speaking in favour described consultation, creative and community facilities, local jobs and economic benefits, and read a supporting statement from the Pump House.

What members discussed

Members discussed overshadowing, parking, cultural benefits, design, privacy, outlook, heritage harm, long-term hotel stays and construction disruption.

“The Development Management Lead stated that privacy and outlook for residents of Franklin and Westland Roads had been a key aspect of the team’s discussion with the developers, so that the two-story element had no windows nor the 7-story facing part. There had been an increase in space between the buildings, and screening on the roof terrace to reduce any impact on privacy.”

“There was some discussion around concerns about long term residency in the hotel, it was clarified this had been a cause for concern and that it could not be stipulated how long guest could stay members also suggested that this arrangement could work well for those working in the area for long periods of time, but not permanently, such as at staff employed at the nearby film studios.”

Minutes

The vote and decision

The committee approved the officer recommendation and granted permission subject to a Section 106 legal agreement and the listed conditions.

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

“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