WATFORD RIVERWELL –

NEIGHBOURHOOD SQUARE AND HOTEL SITE

PROJECT BRIEF REV B
JAN 2024

REVISION.A – REFERENCE TO BUILDING SAFETY ACT / SAFESTORE OMMITTED/ APPENDIX C HYPERLINK ADDED.
B- AREAS UPDATED

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Introduction and Background
Watford Riverwell is a Joint Venture (JV) between Kier Property and Watford Borough Council,
known as Watford Health Campus Partnership LLP. The Joint Venture was set up to regenerate 72
acres of disused Industrial land in South Watford, it has been in Operation since 2013 and is
expected to complete around 2030.

This brief refers to works for the Hotel project and associated public realm including the new ‘Town
Square’. The proposed building extends to five stories, predominantly retail to the ground floor to
achieve BREEAM excellent.

The scheme is being delivered by the JV on behalf of Travelodge via a pre-let.

Programme Overview
Watford Riverwell is located South of Vicarage road, adjacent to both Watford General Hospital and
Watford Football Club.

The image below, indicates the development timeline of the whole Watford Riverwell programme to
date.

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 Figure 1: Zones of Watford Riverwell

The Riverwell development programme brings together the public and private sector to transform a
large area of land surrounding Watford Hospital under a number of interlinked projects. It integrates
green and public open space, and community facilities with new employment and residential areas
to create an exciting new community in Watford for living, working and enjoying.

The programme allows a unique opportunity for West Hertfordshire Teaching Hospitals NHS Trust
(WHTHT) to undertake the phased re‐provision of its estate and enhance the urban environment and
offering.

The Neighbourhood Square and Hotel project is adjacent to the proposed Hospital extension and will
form a gateway to the pedestrianised zone to access the main entrance.

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Project Specifics
Background & Location

The site is situated and the end of the proposed ‘green spine’ with the opportunity to create a south
facing neighbourhood square. The client has identified a demand for a hotel which has the in
principal approval of the London Borough of Watford . The size of the existing site meets Travelodge
development criteria and therefore they have decided to submit a planning application for the
construction of a new hotel unit together with the associated restaurant, bar and service
accomodation. Car parking will be provided through the adjacent MCP carpark.

The Brief

The specification will have to conform to that prescribed by Travelodge as set out in Appendix 1 .
The objectives set by the brief have been to develop the existing site to create a:

• gateway public realm and gathering space at the end of the main hospital pedestrian route
• 131 key hotel.
• Have regard to the site topography, its context, surrounding buildings and their uses.
• Ensure there is no detrimental impact of the development to the surrounding area.
• Access to be reviewed to provide efficient laundry and refuse access
• Achieve BREEAM aspiring to Excellent
• Achieve EPC A
• Meet Kier Property Sustainability strategy.
• Acoustic testing and noise requirements

Technical Consultants

The planning application has been prepared by a team of designers and technical consultants who
have all contributed to the proposal in their respective areas of expertise as follows:

• Planning Consultancy -
• Architecture (split pre/ post planning)
• Landscaping
• Fire Engineer
• Façade designer
• Structural Engineer / Drainage and Attenuation

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Figure 2 - Application Site within masterplan

Local Context

The site is land cleared for development surrounded by MCP Car park to the north, Schrodells Road
to the south (intersecting with the proposed public realm). The main land use beyond the site will be
the new Watford General Hospital to the east which is proposed to be a much higher density
building.

Economic Context

The economic contexts relates to the financial effect the proposed development will have on the
surrounding area. The proposed development will provide employment opportunities both during
construction and the buildings use for the surrounding economy.
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Use

The planning application proposes the construction of a new purpose built C1 hotel, Class E retail at
ground floor, associated parking / loading areas and public realm.

Amount

The proposed building will have a total floor area of circa 45,600 sq ft as follows: Ground Floor
Retail 1: 4,320 sq ft (GIA) , Ground floor Retail 2: 1,724 sq ft (GIA) , Hotel (131 beds): 39,572 sq ft
(GIA)

Layout

The proposed building / site layout is largely L shaped with retail to wings and main Hotel core to
the centre. The building will include two retail units at the ground floor with Travelodge reception at
first floor. The Travelodge requirement (see also Appendix A) includes
- Bedrooms of prescribed mix and design
- linen rooms
- refuse areas
- Ground floor entrance and first floor reception
- Restaurant and Kitchen
- Staff office

Scale & Massing

The proposed size is 4,238m² (GIA). The building’s proposed mass and height is appropriate
to the nature and context of the site and the wide surrounding roads. The maximum height
of the building varies because of the variation in ground levels across the site. The height to
the top of the upper parapet is approximately 20 metres, whilst there is opportunity to
extend the building upwards the volume of accommodation has been agreed with
Travelodge so of limited or no benefit adding additional storeys.

Landscape and Biodiversity Strategy

A Proposed Landscaping Design to be prepared with levels determined in conjunction with the civil
engineer. Bio diversity net gain target of 20% minimum.

Appendix A

Travelodge Spec

Appendix B

Headline Programme

Appendix C – TWN2 - Project Brief

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Town Square and Hotel presentation

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