1.0 Introduction
2.0 National Policy Guidance 3.0 Local Policy Guidance 4.0 Local Retail Studies 5.0 Retail Shopping Surveys 6.0 Town Centre
7.0 District Centre
8.0 Neighbourhood Centres 9.0 Local Shops
10.0 Centres in adjoining authorities 11.0 Recommendations and Conclusions
Appendices
Appendix A: Neighbourhood Centre Breakdown Appendix B: Local Shops Individual Breakdown Appendix C: Town Centre Uses
Appendix D: Neighbourhood Centre and Local Shops Uses
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1.0 Introduction
1.1 Watford Town Centre is noted as a sub-regional shopping centre important in the southwest Hertfordshire area. Outside of the primary core shopping area in the Town Centre there is also the North Watford District Centre as well as a number of local shops and neighbourhood centres. These range both in size and function as well as in the retail mix offered.
1.2 Each centre, whether the Town Centre, District Centre, neighbourhood centres or local shops is important for meeting the needs of local communities within the Borough and the surrounding environs. However, changes can occur overtime, as a result of retail market dynamics and the wider Borough and regional economic context. It is essential that such changes are managed efficiently in order to ensure that communities retain sufficient amenity and retail provision close to their homes.
1.3 The purpose of this technical paper is to undertake a survey of the existing uses and characteristics of each centre in Watford. The objective is to study the health of each centre, whilst identifying issues/limitations in terms of their functioning. It will illustrate survey findings as a means to monitor changes over time and accordingly to inform the Local Plan Part 2: Site Allocations and Development Management Policies.
2.0 National Policy Guidance
National Planning Policy Framework (NPPF) 2012
2.1 Paragraph 23 of the NPPF 2012 addresses the vitality of town centres. It recognises the importance of such centres for the communities they serve and seeks the establishment of a clear hierarchy of centres within local authorities.
Planning Policy Guidance
2.2 Planning Policy Guidance (PPG) – Ensuring the Viability of Town Centres seeks a strategy based on the evidence on the existing town centres based on a clear hierarchy over the plan period. The guidance supports continued viable centres based on a proper assessment of their contribution and any potential contribution to future development opportunities.
3.0 Local Policy
Watford Core Strategy 2006 – 2031
3.1 Emphasis is put on Watford’s local centres in the Council’s Core Strategy, which was adopted in 2013. A clear retail hierarchy to ensure that retail uses as well as leisure/community uses contribute to the spatial vision for the Borough has been established. This seeks to ensure effective management and consolidation of existing centres in a manner that will contribute to adequate services and amenities for the local population.
3.2 The hierarchy established the town centre as the key regional centre, and as such its function has an importance that goes beyond the Borough. One District Centre has been established, namely North Watford/St. Albans Road.
Sitting beneath the District Centre are 8 neighbourhood centres (typically 16- 55 units) and 18 local shops (typically less than 15 units). The Council also notes that opportunities to develop new centres or existing local shops may be acceptable in certain cases.
3.3 Policy SS1 (Spatial Strategy) of the Watford Core Strategy – identifies North Watford/St Albans Road District Centre and a network of neighbourhood centres which will continue to provide a range of services and facilities to meet the day-to-day needs of their local communities.
3.4 Policy TLC2 of the Core Strategy Neighbourhood Centres is the key policy provision. It identifies that the key objective of the town and local centre polices is to ensure that neighbourhoods can thrive and key to this is the ideal that all parts of the borough should have access to local facilities within a reasonable walking distance.
Local Plan Part 2 – Development Management and Site Allocations
3.5 Watford’s emerging Local Plan Part 2 Site Allocations and Development Management Policies have identified a number of retail and town centre policies in the Chapter on Town and Local Centres/Retail. The aim of this report is to reaffirm and aid the preparation of the development management policies.
4.0 Local Retail Studies Watford Retail Study 2010
4.1 Undertaken by GVA Grimley this study identified key trends in the retail sector on a national basis as well as at the sub regional context in terms of retail provision and the key retail centres in Hertfordshire and North London.
It recognised the relatively good performance of Watford Town Centre (comparison goods shopping inc.), when compared with other centres as well as positive perceptions of public realm and good accessibility. The assessment has identified a small amount of surplus capacity for additional convenience goods floor space with 1,719sqm net identified by 2020. Some vulnerabilities were noted.
4.2 It noted that edge and out of centre developments need to be carefully managed, with any development at Watford Junction being potentially more suited to synergies with St. Albans Road District Centre. The study does not cover the choice of locations for local neighbourhood centres or address how they are performing, or the detailed planning of Watford town centre itself.
Watford Retail Study Update 2013
4.3 This study provided an update to the previous study completed in 2010 in the context of the new national policy guidance, namely the National Planning Polciy Framework (NPPF) 2012. The study, whilst noting the vulnerability of high streets generally, noted Watford’s continued performance although there are issues with the type of stock/units to meet retailer requirements.
4.4 The study also noted that capacity for another food store in the Borough, potentially within the existing centres.
5.0 Retail Shopping Surveys
5.1 The Town Centre, North Watford District Centre, and the Neighbourhood and Local Centres were surveyed between June and December 2015. This characterisation is based on the hierarchy of centres identified in the Watford Core Strategy 2013, which are detailed in Table 1, below:
TABLE 1: Retail Centre Hierarchy
Type of Centre Name of Centre Description
Town Centre Watford Town Centre Important sub regional centre
District Centre North Watford/St. Albans Road Important centre for the north of Watford, located along St. Albans Road. 100 plus units and floorspace greater than 10,000sqm Neighbourhood
Centres
Garston Park Parade
Goodwood Parade
Longspring
Langley Road/St. Albans
Buckingham Road
Bushey Arches
Vicarage Road
Whippendell Road East
Typically range from 16-55 units and include a range of small shops, serving a small catchment
Local Centres The Brow
Euston Avenue
Leavesden Road
Langley Way
Orbital Crescent
The Gossamers
Tolpits Lane
Tudor Avenue
Villiers Road
Horseshoe Lane
Whippendell Road/Ascot Road
St. Johns Road
St. James Road
Harwoods/Hagden Lane
Haines Way
Watford Fields
North Approach
Eastbury Road
Small Parades of shops, some individual and normally beneath 15 units.
5.2 Approximately, 507 units were surveyed in the Town Centre, 122 units in North Watford District Centre, the 8 neighbourhood centres and 18 local centres. Furthermore a number of centres located outside the borough boundary where surveyed to account for the spatial retail dynamics.
5.3 In carrying out the survey the following procedure was applied:
A review of each centre identifying:
Use composition of each centre
Active A1 use provision in each centre
Vacant units per centre
The figures include only those premises believed by the survey team to be in active A1 use on the day of inspection
Where units are classified as vacant the survey did not identify the last known use of these units
5.4 The following limitations have been identified for the study:
NB: It is important to note that the survey identified only active uses and did not account for the use class of vacant units. For example, in the Secondary Frontage, the active A1 use was 41%. This indicates the minimum A1 use in this area. But it is highly likely that the maximum number of A1 units is higher, if the last known use of vacant units is included. Recommendations and conclusions reflect this.
The Town Centre, namely Charter Place redevelopment has altered a substantial part of the survey area in town centre; therefore this will need to be accounted for in the surveys and noted.
Market Street and Queens Broadway were separate centres at the time of the last survey. These are now amalgamated into the town centre area.
Data is not available for a number of centres between 2005 and 2010 in certain cases; therefore a long term comparison is not possible.
Some reclassification of centres was required, therefore the number of units in some cases has changed overtime (i.e. where two centres have been combined) and therefore only limited comparison is possible in these cases.
6.0 Town Centre Key messages
51.5% of units are in active A1 use in the Primary Retail Frontage
A1, A2, A3 uses account for 70% of all units in the Primary Retail Frontage and 67% in the Secondary Retail Frontage
Active A1 uses in the Secondary Retail Frontage were approximately 41%
14.7% of units are vacant in the primary retail frontage with 9.2% of units vacant in the secondary retail frontage
A3 hubs perform best in relation to vacancy rates (only two units).
33% of all units in the A3 hubs are in A3 use.
The number of A1 units in the INTU currently represents 75% of all units, a drop from 93% in 2005 and 86% in 2010
15.5% of the units in the INTU are vacant units
6.1 The Town Centre is defined along the main spine of the high street which is approximately a mile long from the civic core to the Underground High Street Station, with streets including Market Street and Queens Broadway now included in the town centre designation. The INTU Harlequin Building is located in the town centre as is Charter Place which is currently undergoing redevelopment.
6.2 483 units [not 507 because Charter Place was excluded due to works]
surveyed in total. For the purposes of this survey the town centre area has been divided into a number of distinct areas, as defined in the draft Local Plan Part 2: Site Allocations and Development Management Policies. These are:
Primary Retail Frontage - the main section of the High Street
Secondary Retail frontage – to include parts of the Parade, Market Street, Queens Road and the lower end of the High Street
A3 Restaurant Hubs - confined to two nucleated areas of the High Street
INTU and Charter Place Primary Retail Frontage
6.4 The Primary Retail Frontage is defined as being located in the main section of the high street/parade, located between the flyover and the entrance to the INTU shopping centre. In this section there are approximately 68 units, which constitute the frontage.
0 5 10 15 20 25 30 35
A1 A2 A3 A4 A5 D1 SG
Vacant
Units by use
Primary Retail Frontage use class Breakdown (N=68)
6.5 51.5% of the primary retail frontage is in A1 use. This is broadly in line with the trends since 2009, although it does represent a significant drop since 2005, where 59% of the primary retail frontage as designated was in A1 use.
However, it should be noted that the current vacant units were briefly assessed in relation to the last known use after 2010, in effect the amount of A1 uses increases to 55.5% approximately and is in fact likely to be higher and this should be noted.
0%
10%
20%
30%
40%
50%
60%
70%
2005 2010 2015
A1 use Vacant
% Change between 2005 – 2015 for active A1 use and vacant units in the Primary Retail Area
6.6 The next highest uses were A2 and A3 uses at 10.5% and 9% respectively.
When A1-A3 uses are combined together, this accounts for approximately 70% of the uses on the Primary Retail Frontage.
6.7 In terms of vacant units, the total amount currently stands at 10 units/ 14.7%
of all units. This is an improvement on the high figure of 2009, where 21% of the units in the defined primary retail frontage were vacant. This does coincide with the economic crisis and subsequent recession. However, both years remain far above the 3% vacancy figure noted in 2005.
Secondary Retail Frontage
6.8 The secondary retail frontage is defined as being located at both ends of the High Street (the lower end and the Parade, as well as frontages on Clarendon Road, Market Street and Queens Broadway.) This constitutes the largest number of units in the town centre representing approximately 251 units.
Secondary Retail Frontage use class breakdown (N=248)
6.9 A1, A2, A3 uses comprise 67% of the units in secondary retail frontage area, with vacant units accounting for 9.2% approximately. Active A1 units account for approximately 40.3%. Although this does not account for vacant units, whose last known use is A1. Therefore, it is considered that A1 units are higher in this case and may be closer 47% -50% figure. A4 and A5 units account for approximately 10% of all units.
0 10 20 30 40 50 60 70 80 90 100
A1 A2 A3 A4 A5 B1 C1 C3 D1 D2 SG
Vacant
Units by Use
0.00%
10.00%
20.00%
30.00%
40.00%
50.00%
2005 2015
A1 Vacant
% Change between 2005 – 2015 for active A1 and vacant units in the Secondary Retail Area
6.10 The percentage of vacant units has increased slightly to 9.2% from 9% in 2005. This is relatively stable given the intervening economic crisis.
INTU/Charter Place
6.11 The INTU/Charter Place are the main shopping mall areas. Although not particularly comprised of active street frontage; they are a considerable aspect of the retail offer in Watford. There are 160 units within the INTU/Charter Place. Charter place is currently being redeveloped; therefore this has been excluded from the figures in this survey and in effect the total number of units assessed is 136. This includes the INTU upper and Lower Mall, the section of Queens Road, and the BHS and M&S stores.
Use Class Breakdown in the INTU centre (N=136)
0 20 40 60 80 100 120
A1 A3 Vacant
units by use
0%
20%
40%
60%
80%
100%
2005 2010 2015
A1 use
% Change between 2005 – 2015 for A1 units in the INTU centre
6.12 101 of the 136 units are in A1 use, representing circa 75% of all units, with approximately 21 units vacant representing approximately 15.5%. Historic figures from 2014 indicate that the Mall area had 21% vacant units; therefore the 15.5% is an improvement. Although caution is recommended here due to the redevelopment of charter place which may distort actual results.
6.13 There has been a considerable drop in A1 uses in the INTU centre since 2005, where the number of units in A1 was over 93%. This decline has continued through the recession and has remained at approximately 75% with the past two years. The drop in the A1 use is considered not to be as a result of change of use, but an increase in vacant units. Again, it should be noted that if the last known use of vacant units is taken into account, the A1 use figure is likely to be higher.
A3 Restaurant Hubs
6.14 The A3 hubs are restricted to approximately 31 units at the junction between Market Street and the High Street and the junction between the latter and Kings Street. This area provides a nucleus in terms of restaurant/café offer.
0 2 4 6 8 10 12
A1 A2 A3 B1 SG Vacant
Units by use
Secondary Retail Frontage use class Breakdown (N=31)
6.15 In the A3 hubs, 32% of the units are for A1 use, with the predominant land use being in A3, accounting for a third of all units. This is a significant increase since the 9% figure present in 2009. There are also a number of A2 units and two vacant units. This designation performs best in terms of vacancy;
however the level of A3 use is not strikingly high.
7.0 District Centre – North Watford/St. Albans Key messages:
53% of units are currently in active A1 use
10% of units are currently vacant.
12% of units are in A5 [Hot Food Takeaway use]
7.1 North Watford is the next largest shopping centre outside the town centre and is designated a District Centre in the Council’s Core Strategy. It serves more local shopping needs and also contains some durable goods and specialist shops when compared to neighbourhood and local centres
Fig. 7.1 Use Class composition in North Watford District Centre (n=128)
7.2 At the time of surveying, there were currently 128 units (up from 119 in the 2010, the majority of which [68] were in A1 use. This is 53% of all units, which is slightly up on the 2010 survey.
0%
10%
20%
30%
40%
50%
60%
2010 2015
A1 Vacant
Fig. 7.2 Percentage of vacant, convenience goods and A1 units per centre 05-15 Use Classes
A1 A2 A3 A4 A5 B1 D1 SG Vacant
7.3 There is a good mix of uses, which are illustrated in the above pie chart.
There are 12 units vacant, representing almost 10% of all units. This sees a marked improvement since 2010, where 14% of the units were vacant. A5 takeaway uses were the next most popular use, accounting for 14% of all the units in the centre.
8.0 Neighbourhood Centres
Key messages:
48% of units are in active A1 use
With the exception of Buckingham Road and Bushey Arches, there has been a general drop in the number of A1 units
Langley Road and Bushey Arches suffers from the highest level of vacant units.
8.1 There are 8 neighbourhood centres in Watford, which are relatively broadly spread across the borough area. They are identified in the council’s core strategy as serving a small catchment providing a range of shops and other facilities. They are generally between 16-55 units per centre. It is generally appreciated that these centres provide a more varied offer than local centres, but generally less than the District or Town Centre.
8.2 At the time of the survey work there were 247 units surveyed over the 8 centres. They range in size from Garston Park and Goodwood Parade which have 18 units each, to Langley Road and Vicarage Road which have 44 and 43 units respectively.
0 5 10 15 20 25 30 35 40 45
Ga rston Park
Go odwood Parade
Longspring Langley
R oad
Bucking ham
Road
Bushey Arches Vicarage Road
Whippendell Road
Number of units
Fig 8.1. Number of units per centre
8.3 The following chart illustrates the breakdown of each centre in terms of use classification. It is noted that the percentage of A1 units in operation in neighbourhood centres (please see Appendix A for full break down) falls below the 50% mark at 48% (A1 use class overall is likely to be higher if the
Centre which have 50% each in terms of breakdown. Although this is marginal it does reflect that neighbourhood centres are not primarily comprised of A1 retail space.
A1 A2 A3 A4 A5 B1 D1 D2 SG Vacant
Fig 8.2 Use class breakdown over the 8 neighbourhood centres
8.4 There is generally a good mix of uses in neighbouring centres, some of which provide B1 and D2 uses. Whippendell Road, Garston Park, and Goodwood Parade are slightly more limited in terms of uses on offer. In terms of vacancy rates 12% of the units are vacant, which is slightly more than the vacancy rates in the Local Shops (10%) and the District Centre (10%).
0%
10%
20%
30%
40%
50%
60%
70%
Ga rsto
n Go
od wood
Lon gsp
ring Lan
gley Road
Bu cking
ha m R
oad Bu
she y Arches
Vic arage
Roa d Wh
ippen de
ll Road Ea
st
2005 2015
Fig. 8.3 Change in active A1 use units by centre between 2005 – 2015
8.5 The retail [A1 use] provision in each centre varies across the borough area. In some centres, the provision is relatively low i.e. only 36% of units in Bushey Arches are identified in A1 use. It should be noted that the survey did not discriminate by use class in vacant units.
8.6 The majority of centres, with the exception of Buckingham Road and Bushey Arches have seen a drop in the number of A1 units. Garston Park Parade and Whippendell Road East have the largest provision both of which have a 63%
A1 unit provision.
See Appendix B – for breakdown of individual centres
9.0 Local Shops Key messages
Generally healthy local centre provision in the borough
Approximately 50% of units in local shops are A1 use
Significant number of A5 units in Gossamers and the Brow
Orbital Crescent in need of revaluation due to large number of vacant units and change of use to residential
Vacancy rate at 7%
9.1 Overall Situation
There are 18 designated local centres in Watford. These are identified as small parades, or individual shops. They are generally up to 15 units, and provide a small number of convenience stores and other uses. It is generally accepted that the range of offer is more limited than neighbourhood centres.
Some of the larger centres include Leavesden Road, Tudor Avenue and Queens/Euston Road which have more than 15 units each. While smaller centres include Haines Way and St. Johns to Eastbury Road which have 4 units or less.
0 2 4 6 8 10 12 14 16 18 20
The Brow Euston Avenue
Leavesden Road Langley Way
Orbital Crescent Go
ssam ers
Tolpits Lane Tudor Avenue
Villiers Road Horsehose Lane
Wipp
endell Road/Ascot St. Johns
St. James
Harwoods/Hagden Lane Haine
s Way North Approach
Eastbury
Numbe r of units
Fig 9.1 Number of units per centre
9.2 In total, there were 156 units surveyed as part of the 18 centres. The following chart illustrates the overall percentage of uses within all centres.
Naturally the most common use was A1 uses which accounted for approximately 50% of all the units. With the exception of A5 and D1 uses, there is a more limited amount other uses in the centres including A2 to A3 in particular. This is somewhat expected in local centres, which may be defined particularly for convenience and would not have such a varied mix as the neighbourhood centres.
A1 A2 A3 A4 A5 B1 C2 C3 D1 SG Vacant Fig 9.2 Percentage use in Watford local centres
9.3 Overall, there are approximately 7% of the units vacant in centres, which is relatively healthy, particularly when Orbital Crescent is excluded from the figures. Only 5 of the centres have vacant units, which signify a relatively healthy situation. These include Leavesden, Ascot Road, Euston Avenue, Horsehoe Lane and Orbital Crescent. Some centres appear particularly attractive and vibrant. These include North Approach and Langley Way.
9.4 No one centre appears to have a disproportionate amount of A5 (takeaway uses), but this needs to be monitored in terms of any change of use applications in the centres, particularly in the Brow and the Gossamers. St.
John’s Road appears to have a disproportionate amount of A4 uses and SG uses, although no certain detrimental effects are envisaged currently from these trends.
A full breakdown of each centre is included in Appendix B
10. Neighbouring Centres in adjoining authorities
10..1 Baldwins Lane – This is an attractive local centre in Three Rivers with a well parking areas to the front, located in close proximity to the borough boundary. There are 7 units in this centre, comprising 5 A1 units. This represents a relatively healthy retail offer. There has been a considerable improvement since 2010, as two of the units were vacant at the time of this survey. An additional A1 unit and D1 unit has been provided.
10.2 Chalk Hill - There are no records for 2005 or 2010 for this centre. For future records it is noted that there are 4 units in this centre, 4 of which are A1 use.
There are no vacant units.
10.3 Aldenham Road Bushey – This is a small local centre comprising 3 units, 2 of which are convenience goods i.e. a post office and grocers, as well as an existing A5 takeaway. There has been no change in the composition of the centre since 2010. No data exists for 2015.
11.0 Recommendations and Conclusions
11.1. Following a review of the analysis of the local centre shopping survey a number of recommendations are provided here:
The Primary Retail Frontage should seek to retain current levels of A1 and aim to achieve 60% overall
The remaining 40% should be a mix of uses appropriate to the town centre which reinforces the retail character of the area
The Secondary Retail Frontage should seek to maintain at least 50% A1 use provision
A4 and A5 uses in the Secondary Retail Frontage should be retained at the currently level as a maximum
The INTU should seek a 90% A1 use provision but this should exclude food courts, restaurants etc.
Neighbourhood and Local Shops should retain a mix of uses but retail should account for the majority of these uses at ground floor level. The current retail provision should be retained at a minimum while community uses may also be considered appropriate to enhance vitality.
A3 hubs should retain the existing level of A3 uses and potentially increase in number
A5 uses should be carefully monitored in each centre and should not exceed 20% of units.
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Neighbourhood Centres Individual Breakdown
1.1 Garston Park Parade - This is a well-used purpose built shopping centre and appears to be a relatively healthy neighbourhood centre with a number of different uses forming active frontages on both Garston Lane and St. Albans Road.
Figure 1: Garston Park Parade breakdown in uses.
There has been no significant change in composition between 2005 to 2015 in this neighbourhood centre. There are currently 19 units in the centre. One of these units is currently vacant, which was not the case in 2010. There is a bank currently in operation in the centre with some further A5 and A3 uses.
1.2 Goodwood Parade - Appears to be a relatively healthy neighbourhood centre. There has been some minor changes in the composition of the A1 profiling, however no change of use to other use classes seems to have occurred. It does provide a good functioning centre for the local area.
Figure 2: Goodwodd Parade breakdown in uses.
There are 18 units in this parade of shops, 50% of which are in A1. This is largely the same situation as 2010, albeit the amount of A1 units has increased marginally from 47%. There are a number of A5 and A3 units in the location also while there are no vacant units.
A1
A2
A5
B1
Vacant
A1
A2
A3
A5
B1
Sui G
1.3 Longspring - This is one of the larger shopping frontages, located adjacent to St.
Albans Road. In 2010, only 39% of the units were in A1 retail use. This is now accounting for 44 % of units, representing a robust increase. However, when compared to 2005 there has been a significant drop, where A1 uses accounted for over 51% of all uses.
Figure 3: Longspring breakdown in uses.
The vacancy rate by floorspace was 6% which is an increase since 2005, when there were no vacant units in the centre.
1.4 Langley Road/St. Albans Road - This the largest centres designated under neighbourhood centre, constituting 44 units. At the time of surveying, 20 of these units were in use for A1 use (48%). A1 uses have stayed relatively the same in number, as there is no significant change since 2005.
Figure 4: Langley Road/St. Albans breakdown in uses
This centre does suffer from a large number of vacant units, 11 in all, which represents a quarter of all units. This is significant, when it is noted that there were no vacant units in 2005, although there were 6 units vacant in 2010. This signifies a trend in the past years in towards vacancy which should be monitored.
A1
A2
A3
A4
A5
B1
D1
Vacant A1
A2 A3 A4 A5 D1 D2 SG Vacant
1.4 Buckingham Road - This centre is located on St. Albans Road, which is a key arterial route to the north of Watford. These premises do not get much passing foot-trade, so they may not be particularly suitable for most kinds of comparison shopping. The centre does provided amenity for the housing estates opposite and to the east of Albans Road.
Figure 5: Buckingham Road breakdown in uses.
In this centre, there are 34 units, 55% are in active A1 retail use. This represents an increase from 48% in 2010 and 43% from 2005. 3 of the units were vacant, which is an improvement from 2010, where there were 4 units vacant.
1.5 Bushey Arches - This is a relatively small frontage, adjacent to a road network that is heavily trafficked. There are 24 units in this centre, 9 of which are in A1 use, an increase of 5 since 2010. There are 4 vacant units; this is down from 7 vacant units in 2010 and 5 in 2005. It is noted however that none of the A1 uses are convenience goods shopping. There are a number of A2 uses also present.
Figure 6: Bushey Arches breakdown in uses.
1.6 Vicarage Road - This is a comprehensive shopping centre characterised by a pedestrian section with relatively good public realm. This local shopping frontage is located close to the town centre and comprises small retail units, often converted from pre - 1940 residential properties.
A1 A2 A3 A5 B1 Vacant
A1 A2 A3 A4 A5 B1 SG Vacant
Figure 7: Vicarage Road breakdown in uses.
In 2005, the shopping frontage comprises 37 units with 50% in A1 retail use. This has dropped by 8 percentage points to 41% in 2015 while the vacancy rate has moved from 8% to 12% in 2015.
1.7 Whippendell Road East - This retail area is fragmented and does not comprise a continuous row of shops. It is one of the larger local shopping centres in the borough. In 2010, together these centres had 57 units, with the majority of shopping floor space in A1 retail use. It should be noted that the centre has been reclassified and there is now 31 units within the centre. It is a centre that does not have continuous line, rather it has a number of frontages, constituting a variety of uses.
Figure 8: Whippendell Road East Breakdown in uses.
This centre has currently 62% of units in A1 use, which is largely similar to the previous Whippendell Road Centre. The centre appears relatively healthy with only 1 unit vacant. A5 use currently accounts for 16% approximately, which is somewhat significant and this should be monitored to prevent excessive takeaway use constituting shop frontages.
A1 A2 A3 A4 A5 B1 SG Vacant
A1 A2 A3 A5 D1 Vacant
Local Shops - Individual Breakdown
Individual Centres
1.1 The Brow - This parade of shops is set back from the road and is located within the Woodside Residential area. The frontage comprises 8 units, 5 of which are in A1 use.
There are no vacant units. There has been no change since 2005 in terms of use composition, which is somewhat remarkable. The centre does benefit from a raised platform and some tree planting and soft landscaping, while generally appearing relatively healthy.
Figure 1: Brow: Use Class Breakdown
There are two existing A5 units currently in situ. Change of use to A5 should be monitored. Existing levels of A1 use should be retained at current levels.
1.2 Queens/Euston Avenue - There has been a reclassification of this local centre since the previous surveys in 2010 and 2005. The centre now includes various units in Euston avenue and Queens Avenue. Therefore it is not possible to do a comparative analysis on the centre over time.
Figure 2: Queens/Euston Avenue: Use Class Breakdown
There are now 19 units in the local centre, 8 of which are in A1 use while 3 of the units are vacant, representing 15% of all units, which is one of the highest vacancy rates in local centres.
A1 A5 SG
A1 A2 A3
A5 SG Vacant
1.3 Leavesdon Road - Somewhat fragmented centre interrupted by rows of residential properties, located to the north of the town centre. It is one of the larger centres, having approximately 19 units. This is an increase from 11 units in 2005; however this is likely due to the reclassification of the centre to account for further pockets of small shops rather than the establishment of new uses.
Figure 3: Leavesden Road: Use Class Breakdown
Over 50% of the units are in A1 use, while there are a number of other uses including 2 D1 units. There are 2 vacant units in this centre, while generally it could be considered that there is a good mix in this centre which also includes B1 uses.
1.4 Langley Way - An attractive and inviting centre with a variety of uses, with no vacant units. Of a total of 10 units, 6 are in A1 use. This is one less than what present on centre 2005.
1.5 Orbital Crescent - This centre appears underutilised as it is currently constituted. Two A1 convenience stores are operating however, the former A&M services has now closed which has left 3 of the remaining units vacant. Two further units appear to have been converted to residential use. This has been a significant change from 2005 where 7 A1 uses were in operation, compared to just 2 in 2015.
Figure 4: Orbital Crescent: Use Class Breakdown
A1 A2 A5 B1 C3 D1 Vacant
A1 B1 C3 Vacant
The vacant units give a rundown feel to the area, some of which have solid roller shutters. The local shops here may suffer from poor connectivity, being relatively obscurely located – would be highly reliant on local trade/knowledge.
1.6 The Gossamers - This is a purpose-built small centre serving the Meriden housing estates area. Relatively healthy local centre, although not particularly attractive in terms of architecture/landscaping. This is due to the existing flat roofs and canopied feature over the shops. Adjacent pub and large area of hardstanding also undermines any positive perceptions of the local public realm. The centre does benefit from an adjacent bus stop.
Figure 5: Gossamers: Use Class Breakdown
There are currently 11 units in this centre, over 50% of which are in A1 use. There are no vacant units. This is relatively similar to the situation in 2005 through 2010, with the only change being a loss of A3 and B1 use with the addition of a further A1 use and SG use. The centre has increased in size by 1 unit.
1.7 Tolpits Lane - This is a small parade of shops built in the 1950s situated in the Holywell area of Watford and consisting of 5 units in total. McColls Grocery Store accounts for a large shop frontage at this location. 60% of the units are operated as A1 use. There are no vacant units on site. The only change in this centre is the increase in the number of units from 4 in 2005, with a D1 use currently in operation.
1.8 Tudor Avenue - This is a generally well maintained centre located at the junction of Bushey Mill Lane and Tudor Avenue. It comprises small units occupying three sides of the junction with an adjacent Public House. There are currently 16 units surveyed, which appears to be an increase since the survey data from 2005, which accounted for 12 units.
A1 A3 A4 A5 SG
Figure 6: Tudor Avenue: Use Class Breakdown
Approximately 50% of the units are A1, with 13% and 13% with A2. The percentage of A1 uses has dropped since 2005. While there are no vacant units in the centre.
1.9 Villiers Road This centre comprises a scattering of small shops and offices around the cross-roads of Villiers Road with Capel Road. Previous studies have indicated that this road does encounter some traffic issues at peak time. This is a pleasant, well- kept residential area of Victorian terraced houses.
Figure 7: Villiers Road: Use Class Breakdown
There are currently 10 units in the centre, which is not a significant change since 2010. In 2010, 84 % of the floor space was in A1 use (of which 87% is convenience shopping and 13 % is comparison shopping). This has reduced to 50%, which is a significant change. There are no records for 2005. There were no vacant units. There is generally a good mix of employment use and retail use in this location.
1.10 Horseshoe Lane - A small cluster of shops on the corner between Horseshoe Lane and the A405, St. Alban’s Road. There has been on change between 2010 and 2015, where there continues to be an existing pub, A1 use and a vacant property.
1.11 Whippendell Road/Ascot Road - This centre is unique insofar as there are existing traditional shopfronts on Whippendell road with new shops located on new properties on the Printers Avenue. There are no records for 2005 and 2010.
Currently, there are 12 units in this centre, providing a mix of uses ranging from A5, D1 to 3 A1 units. This provides a more even mix of uses, when compared to the other centres, although there are two vacant units currently in situ.
A1 A2 A3 A4 A5 D1 SG
A1 A2 A4 A5 B1
Figure 8: Whippendell Road/Ascot Road: Use Class Breakdown
1.12 St. Johns Road - There is 11 units located in this centre, which is located to the east of the town centre in the vicinity of Watford Junction. 6 of the units are in A1 use.
The centre is unique insofar as there is number of sui generis units and 3 A4 units, which suggests a somewhat unconventional centre.
Figure 9: St. Johns Road: Use Class Breakdown
1.13 St. James Road - A small centre constituting 2 units an A1 use and a D1 use. There is no existing data for 2005 and 2010.
1.14 Harwoods/Hagden Lane - This is a 6 unit centre in the centre of the borough area.
67% of the units are in A1 use, while there are no vacant units currently in situ. The centre appears to relatively healthy.
1.15 Haines Way - Small centre with two units, providing a convenience store and the Leavesden Green Post Office. There is a large hardstanding area for parking, which on viewing is somewhat excessive for the two units. The local centre and surrounds generally lacks a quality public realm and the flat roof profile of the retail units further erodes any positive perceptions the townscape. The centre has not changed since 2005, with A1 floor space accounting for 100% of the units.
1.16 Watford Fields - Watford Fields shopping frontage comprises 2 shops, with a petrol filling station and a local supermarket. The two units are important in meeting the
A1 A2 A4 A5 D1 Sui Generis Vacant
A1 SG A4
1.17 North Approach - This is an inter-war parade of shops set back from the North Orbital Road (A405) with access and servicing from a minor residential road. It is a healthy local centre and would be one of the more attractive in terms of public realm.
Figure 10: North Approach: Use Class Breakdown
In 2015, this centre has 8 units, of which 5 units are in A1 use. This is a slight decrease on the situation in 2010 and an overall decrease since 2005 where all units were A1 uses. There are no vacant units in this centre.
1.18 Eastbury Road - Located on the southern boundary edge, Eastbury Road is a small shopping frontage comprising 4 shops. The shops meet an important local need for local residents and are relatively quaint in appearance.
Of the 4 units, 75% are for A1 use with a D1 use accounting for the remainder. There are no records available for this centre for 2005 or 2010; therefore it is not possible to do a long term comparative analysis.
A1 A3 B1 D1
Town Centre Uses 2015
Number of Premises by Use Class Order
A1 A2 A3 A4 A5 B1 C1 C3 D1 D2 SG Vacant Total
Units
Primary Retail Frontage 35 7 6 1 2 2 5 10 68
Secondary Retail Frontage 100 35 31 12 13 5 1 1 3 3 21 23 248
A3 Restaurant Hubs 10 4 11 1 2 3 31
INTU (exc. Charter Place) 101 4 9 1 21 136
Total 246 50 57 13 15 6 1 1 5 3 29 57 483
*INTU/Charter Place 109 5 10 1 1 2 32 160
*A1 vacant = 3
Neighbourhood Centres Uses 2015
Centre Number of Premises by Use Class Order
A1 A2 A3 A4 A5 B1 D1 D2 SG Vacant Total
Garston Park Parade 11 2 2 1 1 1 18
Goodwood Parade 9 2 4 1 2 18
Longspring 14 2 3 1 3 1 1 6 2 33
Langley Road 20 3 4 1 2 1 2 11 44
Buckingham Road 19 3 5 1 2 1 3 34
Bushey Arches 9 1 2 2 1 3 2 6 26
Vicarage Road 18 3 4 2 8 2 1 5 43
Whippendell Road East 19 3 2 5 1 1 31
Total 119 17 22 6 26 10 4 1 13 29 247
Local Centres Composition and Use 2015
Centre Number of Premises by Use Class Order
A1 A2 A3 A4 A5 B1 C2 C3 D1 D2 SG Vacant Total
The Brow 5 2 1 8
Euston Avenue 8 1 2 2 2 3 18
Leavesden Road 10 1 2 1 1 2 2 19
Langley Way 6 1 1 1 1 10
Orbital Crescent 2 1 2 3 8
The Gossamers 6 1 1 2 1 11
Tolpits Lane 3 1 1 5
Tudor Avenue 8 1 1 1 1 2 2 16
Villiers Road 5 1 1 1 2 10
Horseshoe Lane 2 1 1 4
Whippendell Road/Ascot Road 3 1 1 1 1 2 1 2 12
St. Johns Road 5 3 3 11
St. James Road 1 1 2
Harwoods/Hagden Lane 4 1 1 6
Haines Way 2 2
Watford Fields 1 1 2
North Appraoch 5 1 1 1 8
Eastbury Road 3 1 4
Total 79 5 6 9 13 5 1 3 12 12 11 156
