210-room shared living building at Land At Clarendon House, Bridle Path, Watford

What was proposed

The application proposed an 18-storey co-living building with 210 private studios, shared facilities, a roof terrace, cycle parking and landscaping.

“Redevelopment of the site to provide Co-living accommodation (sui generis), and associated cycle parking, landscaping and associated works. The proposed building would be 18 storeys tall. It would have 210 private studio rooms with shared internal communal amenity areas at the ground and top levels of the building. External amenity space would be provided in the form of a roof terrace.”

Officer report

The site and surroundings

The vacant, hoarded site lies at the northern end of Bridle Path beside a footpath, railway lines, commercial buildings and a listed public house.

“The application site has an area of 0.11 hectares and is broadly triangular in shape, sited at the northern end of Bridle Path. It has a frontage to Bridle Path at both ends due to its U-shaped layout. The north eastern boundary of the site abuts the footpath linking St Albans Road with Watford Junction Station.”

“The immediate area around Bridle Path contains a variety of different commercial buildings. To the north east, on the opposite side of the footpath are the railway lines to the north west of Watford Junction Station. To the south west of the site is the eight storey Holiday Inn Express hotel. Beyond this further south west is a mews comprised of vacant single and two storey workshops and a two storey office building known as Apex House.”

Officer report

Earlier plans for the site

Earlier permissions covered mixed-use buildings with offices and flats, while later pre-application proposals developed into the revised 18-storey co-living scheme.

“The above proposals were not pursued. In January 2024 a pre application for an alternative proposal for a 24 storey mixed use building with co-living on the upper floors was submitted (24/00020/PREAP6). The proposal was reviewed by Watford’s Place Shaping Panel in June 2024. Written feedback was provided by from the council and the panel.”

“Following feedback, the above proposal was revised. The office element of the proposal was removed and a purely co-living scheme proposed. The height was reduced to 20 storeys, and the massing was revised. The revised proposal was taken back to Watford’s Place Shaping Panel in September 2024.”

Officer report

Why officers supported it

Officers considered the design outstanding, the accommodation high quality and the affordable housing and housing supply benefits sufficient to outweigh heritage harm.

“Less than substantial harm is identified to heritage assets, however this harm is justified by the outstanding design and the benefits which include affordable housing and redeveloping a prominent site which has been vacant for years.”

“The proposed quality of Co-Living accommodation is considered to be high quality according with Watford’s recently adopted Co-Living: Standards and Requirements Supplementary Planning Document on 15 th July 2025. The private rooms have a usable, efficient layout, and the communal spaces are generous allowing occupants to work, cook, dine and relax.”

Officer report

Main planning issues

The assessment considered co-living, design, heritage, accommodation quality, affordable housing, neighbouring properties, transport, parking and environmental matters.

“The main issues to be considered in the determination of this application are:”

“(a) Principle of Co-Living (b) Scale, design and character and appearance of the area (c) Heritage considerations (d) Quality of accommodation (e) Affordable housing (f) Impact on surrounding properties (g) Highways, transport and parking (h) Environmental matters…”

Officer report

Consultation responses

The Health and Safety Executive and Network Rail raised no objection, while Hertfordshire Highways objected over highway works, trip analysis, servicing, turning and emergency access.

“- The extent of the works to the public highway, - Trip analysis, - Servicing, - Turn around area to east of site, and - Emergency Vehicle access.”

“Hertfordshire County Council (Property) No response received. Network Rail No objection. Given the proximity to the railway, the developer has to enter into agreements with Network Rail. These are noted in the informatives.”

Officer report

Who spoke

The applicant’s representative spoke in favour, describing co-living benefits, affordability, quality, support for eligible residents and local economic initiatives.

Members’ discussion

Members broadly supported co-living but discussed resident support, car-free living and the highways objection, particularly funding for wider improvements.

“There were comments made generally welcoming the project, although there were some concerns about the support that would be available to the people living there. There were also concerns about the car free aspect, especially as it would be so close to similar schemes. There was broad support of co-living, and members felt it would be very positive if the units were all filled.”

“There was an extensive conversation about the issues in relation to the Highways objection. It was highlighted that the main issue from highways was that they would like more s106 funds to help improve infrastructure in the wider area. There was in principle support for improvements from members, but it was stated that it would be more appropriate to fund these through a CIL application as this was its core purpose.”

Minutes

The committee vote

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

“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

Planning permission was granted subject to completing a legal agreement and complying with the listed 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:”

Minutes