VICARAGE ROAD 56D, 56E, 58 & 58A WATFORD, WD18 0EN CONSENTED RESIDENTIAL LED DEVELOPMENT OPPORTUNITY
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56D, 56E, 58 & 58A
VICARAGE ROAD
WATFORD, WD18 0EN
CONSENTED RESIDENTIAL LED
DEVELOPMENT OPPORTUNITY
FOR SALE
CGI of Proposed Development
Executive Summary CGI of Proposed Development
Residential-led development
opportunity located close to
Watford town centre.
0.12-hectare (0.29 acre) site comprising a vacant printworks
and shops.
Planning permission for the demolition of the existing
building and redevelopment of the site to provide a scheme
comprising 36 private apartments and 3 Flexible use (A1/A2/
B1/D2) commercial units.
2
Proposed residential mix of 25 x 1-bed, 9 x 2-bed and 2 x
3-bed units with a total Net Saleable Area of 2,061 sq m
(22,185 sq ft).
3 commercial units extending to 220 sq m (2,368 sq ft) GIA.
Total combined scheme area of approximately 2,807 sq m
(30,215 sq ft) GIA.
Located approximately 800 metres (0.5 miles) from Watford
High Street Overground Station.
For sale freehold with vacant possession.
91
Site & Location Site Plan
to
93
95 PO
32
3
34
N
10
LB
The Site is situated on Vicarage Road, South of
Watford town centre, and 50 metres from Vicarage
42
Road Stadium.
2
44
to
War Memorial
52
It currently comprises a former printing works together with three attached shops, all of
which are vacant. These occupy a site extending to c.0.12 hectares (0.29 acres). The 2a
56
54
6
to
printing works comprises a large workshop together with a 2-storey late Victorian building. 56
a
TH E S ITE
YN
HO
The surrounding area is a mix of predominately residential streets, although the football
ST
56
RE
56 e
1
stadium and Watford General Hospital, a short distance to the south west, dominate
ET
d
2
the area. The area to the south and around the hospital is already underway with a joint 3
1 4
£250m regeneration initiative between Watford Borough Council, West Herts 5
NHS Trust 6
58
8
5a AD
and Kier in order to provide a new state of the art Accident & Emergency hospital, new Works O
R3
10 N
homes and new business space. Watford is an important regional town with a bustling 12
F TO
14
LI
C
town centre and excellent transport connections to London and the South East. Intu
58
4 2a
a
2
71.6m
Watford Shopping Centre, anchored by M&S and John Lewis, is located 700 metres (0.4
PH
miles) to the north east and has undergone a £180 million redevelopment in the past
5
m
10
1 .5
to 69
few years. The site benefits from being within 600m (.35mile) to the new Harwoods
5a
3
10
on
15
a
Adventurous Playground which offers exciting state of the art outdoor play facilities for Li t 32
ed our
R C Garage
young people and their families to enjoy. Works
30
34
sts
Watford High Street station is 800 metres to the east and provides London Overground Po
of
32
ne
services into Euston, through local stops and other north west London stations including, Li
29
Harrow & Wealdstone, Wembley and Willesden Junction. Passengers can change one
AD
40
O
stop to the south at Bushey where services into London Euston are as fast as 19 minutes.
R
2a
E
AG
The national motorway network is easily accessible with junction 5 of the M1 3.8 km (2.3
2b
AR
C
VI
miles) to the north east and junction 20 of the M25 7km (4.4 miles) to the north.
2
68.9m
* Not to scale
nd
* For illustrative purposes only ta 28
25m ad S 50m 75m
16
oLocation
N
W A T FORD JUNCT ION
ST A T ION
WA T FORD
T OWN CENT RE
INT U WA T FORD
WA T FORD HIGH 4
ST REET ST A T ION
THE SITE
V I C A R A G E R O A D S T A DI U M
B USHEY ST A T ION
* Not to scale
* For Illustrative purposes onlyPlanning
The property falls within the jurisdiction of Watford Borough Council. Planning
Floor GIA SQ M GIA SQ FT
permission (Ref: 18/01269/FULM), was granted on 12th July 2018, for:
Ground 784 8,439
“Redevelopment of the site to provide a mixed-use scheme comprising of 30
residential units (Class C3), flexible commercial floorspace (Class A1/A2/B1/D2),
Ground (Upper) 375 4,037
cycle parking, landscaping and associated works.”
First 604 6,501
Under variation of condition 2 to amend the internal layout and external
elevations to facilitate a revised mix of accommodation pursuant to planning
Second 604 6,501
permission 18/01629/FULM the site is now being sold with the benefit of
planning permission for 36 apartments.
Third 440 4,736
All of the residential apartments will be for private sale. They have been designed
with layouts that create modern flats with a high-quality living space with usable 5
and convenient external balcony spaces. The commercial units are flexible
spaces that would suit a range of occupiers. They will benefit from footfall to
Apartment Type No of units NSA SQ M NSA SQFT
Vicarage Road Stadium and proximity to Watford General Hospital, a major
employer in the area.
1 bed 25 1258 13,541
The residential units will all be for private sale. A unilateral undertaking under
2 bed 9 631 6,028
Section 106 includes Financial payments which total £282,000, including a
payment towards the provision of affordable housing. The development will
3 bed 2 172 1,851
be subject to Watford Borough CIL at a rate of £120 per sq m, which will be
subject to inflation using the national All-In-Tender Price Index of construction
Total 36 2,061 22,185
costs published by the Building Cost Information Service (BCIS). The anticipated
total liability is £228,000, but interested parties should undertake their own
calculations.Proposed Elevation
Pitch Level
15375
Roof Level
13950
Level 03
10800
Level 02
7650
Level 01
4500
Level 00
0
North Elevation
1 : 100
6
Pitch Level
15375
Pitch Level
Roof Level
15375
13950
Roof Level
13950
Level 03
10800
Level 03
10800
Level 02
7650
Level 02
7650
Level 01 EXISTING TREE MAINTAINED
4500
Level 01
4500
Level 00.5
1350
Level 00.5
Level 00
1350
0
Level -00.5
-1800
Level -00.5
-1800
East Elevation
1 : 100 South Elevation
1 : 100
REV. DESCRIPTION DATE BY NOTES PROJECT No: CLIENT
1 Issued for Planning 20.12.2018 CK DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only 1715 GS8 Watford Limited
P2 Issued for Information 30.10.2020 CK
* Not to scale
The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
dimensions on site and report any CK ML
discrepancies in writing to Studioanyo 56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
10/12/2020 16:50:08
All dimensions based on drawing
30.10.2020
Proposed Elevations
information received from client, Client
or appointed Contractor to carry out site
dimension checks or surveys initially
Pitch Level
STATUS
* For Illustrative purposes only
Studio 21, Monohaus | 143 Mare Street | London | E8 3FW
www.studioanyo.com | +44(0)20 8016 8665
prior to tender and again prior to 15375 1 : 100 SCALE@A1 The copyright in this drawing is vested in Studioanyo and no license or
construction or manufacture.
DRAWING NO. assignment of any kind has been, or is, granted to any third party whether by
Roof Level provision of copies or originals or otherwise unless agreed in writing.
13950
0 1 5 10 M 1715-LS-X-XX-DR-A-1201 / P2 © COPYRIGHTProposed Floorplans
Ground Floor VICARAGE ROAD
entrance
entrance entrance entrance
entrance
high bench and stools
meet in g r o om
u n i t 3 - 158sqm
r e c ept io n
u n i t 2 - 30sqm
s er v ic e / waiting ar e a
counter
wc
Lift l ow se at ing
unit 1 - 32sqm
phone booth
pr epa r at ion
store
bike st
kitc hen
bin store (resi)
plant room
phone booth
2 BED
73 m2
2 BED
71 m2 2 BED
7
71 m2
1 BED
50 m2
1 BED
50 m2
EXISTING TREE
REV.
1
DESCRIPTION
Issued for Planning
DATE
20.12.2018
BY
CK
NOTES
DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only
PROJECT No:
1715
CLIENT
* Not to scale
GS8 Watford Limited
2 Issued for Information 30.10.2020 CK The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
P3 Issued for Information 04.12.2020 CK dimensions on site and report any CK ML
P4 Issued for Information 07.12.2020 CK discrepancies in writing to Studioanyo N
56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
020 16:43:02
All dimensions based on drawing
07.12.2020
information received from client, Client
Proposed Ground Floor Plan
STATUS
or appointed Contractor to carry out site Studio 21, Mon
dimension checks or surveys initially www.studioany
prior to tender and again prior to 1 : 100 SCALE@A1 The copyright inProposed Floorplans
Upper Ground Floor
Lift
2 BED
68 m² 1 BED
50 m²
1 Bed
50 m²
1 BED
50 m²
1 BED
50 m² 8
1 Bed
50 m²
REV.
1
DESCRIPTION
Issued for Planning
DATE
20.12.2018
BY
CK
NOTES
DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only
PROJECT No:
1715
CLIENT
* Not to scale
GS8 Watford Limited
P2 Issued for Information 30.10.2020 CK The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
P3 Issued for Information 04.12.2020 CK dimensions on site and report any CK ML
P4 Issued for Information 07.12.2020 CK discrepancies in writing to Studioanyo N
56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
020 17:07:20
All dimensions based on drawing
07.12.2020
information received from client, Client
Proposed Upper Ground Floor Plan
STATUS
or appointed Contractor to carry out site Studio 21, Mon
dimension checks or surveys initially www.studioany
prior to tender and again prior to 1 : 100 SCALE@A1 The copyright inProposed Floorplans
First Floor
1 BED
50 m²
1 Bed
50 m²
00.3F.056
9 1 BED
Lift 8 50 m²
7 10
6 11
5 12
4 13
3 14
2 15
1 16
17
1 BED
50 m²
1 BED
50 m²
2 BED
70 m²
2 BED 3 BED
70 m² 86 m²
1 BED
50 m²
9
EXISTING TREE
REV.
1
DESCRIPTION
Issued for Planning
DATE
20.12.2018
BY
CK
NOTES
DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only
PROJECT No:
1715
CLIENT
* Not to scale
GS8 Watford Limited
P2 Issued for Information 30.10.2020 CK The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
dimensions on site and report any CK ML
discrepancies in writing to Studioanyo N
56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
020 16:52:32
All dimensions based on drawing
30.10.2020
information received from client, Client
Proposed First Floor Plan
STATUS
or appointed Contractor to carry out site Studio 21, Mon
dimension checks or surveys initially www.studioany
prior to tender and again prior to 1 : 100 SCALE@A1 The copyright inProposed Floorplans
Second Floor
1 BED
50 m²
1 Bed
50 m²
1 BED
Lift 50 m²
1 BED
50 m²
2 BED
70 m²
2 BED 3 BED
70 m² 86 m²
1 BED
50 m²
10
EXISTING TREE
REV.
1
DESCRIPTION
Issued for Planning
DATE
20.12.2018
BY
CK
NOTES
DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only
PROJECT No:
1715
CLIENT
* Not to scale
GS8 Watford Limited
P2 Issued for Information 30.10.2020 CK The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
dimensions on site and report any CK ML
discrepancies in writing to Studioanyo N
56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
020 16:53:49
All dimensions based on drawing
30.10.2020
information received from client, Client
Proposed Second Floor Plan
STATUS
or appointed Contractor to carry out site Studio 21, Mon
dimension checks or surveys initially www.studioany
prior to tender and again prior to 1 : 100 SCALE@A1 The copyright inProposed Floorplans
Third Floor
1 BED
50 m²
1 BED Lift
50 m² 2 BED
68 m²
1 BED
1 BED 52 m²
52 m²
1 BED
52 m²
1 BED
52 m²
11
REV.
1
DESCRIPTION
Issued for Planning
DATE
20.12.2018
BY
CK
NOTES
DO NOT SCALE FROM THIS DRAWING * Landscaping is for illustrative purposes only
PROJECT No:
1715
CLIENT
* Not to scale
GS8 Watford Limited
2 Issued for Information 30.10.2020 CK The contractor shall check and verify all DRAWN CHECKED PROJECT TITLE
P3 Issued for Information 07.12.2020 CK dimensions on site and report any CK ML
discrepancies in writing to Studioanyo N
56d, 56e, 58 & 58a Vicarage Road, Watford
before proceeding work. DATE DRAWING NAME
020 13:01:34
All dimensions based on drawing
07.12.2020
information received from client, Client
Proposed Third Floor Plan
STATUS
or appointed Contractor to carry out site Studio 21, Mon
dimension checks or surveys initially www.studioany
prior to tender and again prior to 1 : 100 SCALE@A1 The copyright inMethod of Sale Contact Details
The property is for sale freehold
with vacant possession by way of Vandermolen RE
informal tender (unless sold prior).
Jonathan Vandermolen
T: +44 (0) 783 150 9965
Guide Price E: jv@vandermolenre.co.uk
Guide price of £3,250,000.
Sam Phillips
T: +44 (0) 795 634 1581
VAT E: sp@vandermolenre.co.uk
The property is elected for VAT.
Zach Harris
T: +44 (0) 754 061 2327
E: zh@vandermolenre.co.uk
Further Information
The site can be viewed from the Kingsbury 12
public highway. If you require access
to the existing buildings then please Jordan Oldfield
T: +44 (0) 7736 177891
contact the selling agents to arrange
E: jordan.oldfield@kingsbury-consultants.co.uk
an inspection. Further detailed
information can be found at: Chris Incledon
www.vicarageroad.com T: +44 (0) 7787 130 719
E: chris.incledon@kingsbury-consultants.co.uk
The Misrepresentation Act 1967.
Vandermolen RE & Kingsbury for themselves and for vendors or lessors of this property, whose agents they are, gives notice that: 1 The particulars are
produced in good faith, but are a general guide only and do not constitute any part of a contract. 2 No person in the employment of the agent(s) has
any authority to make or give any representation or warranty whatsoever in relation to this property. 3 The property is offered subject to contract and
unless otherwise stated all rents are quoted exclusive of VAT. 4 Nothing in these particulars should be deemed a statement that the property is in good
CGI of Proposed Development condition, or that any services or facilities are in working order. 5 Unless otherwise stated, no investigations have been made regarding pollution, or
potential land, air or water contamination. Interested parties are advised to carry out their own investigations if required. February 2021You can also read
