S o uth Oxhey Initiative December 2011

South Oxhey Initiative South Oxhey Initiative Spring 2011 and Website Survey Results from Three RiversTimes Appendix F 15 September2011 Note ofpublicopenday Appendix E 14 July2011 Note ofcommunityworkshops Appendix D 16 June2011 Note ofcommunityworkshops Appendix C 31 March 2011 Note ofcommunityworkshops Appendix B Baseline study Appendix A Appendices -inseparatedocument • • • Chapter 5AstrategyforSouthOxhey Chapter 4Reflectiononkeyissues • • • Chapter 3Locallydriven • • • • • • Chapter 2Issuesandopportunities 5 • • • • Chapter 1Introduction 3 Executive summary 1 Contents

Central area keyprinciplesplan Area parametersplan Recommendations Establishing thelevelofintervention Extent ofregeneration Community engagement Opportunities forimprovement Constraints Planning PolicyFramework Current situation Location South Oxheycontext Moving forward Scope oftheSouthOxheyInitiative Background Purpose oftheSouthOxheyInitiative 30 25 15

Initiative. Oxhey, facilitatedbytheSouthOxhey master planledregeneration atSouth Strategy (PolicyPSP2)encourages Three RiversDistrictCouncilCore multiple deprivations.Consequently as anarea suffering highlevelsof Oxhey estateisformallyidentified As detailedinsection2theSouth the area. needed toeffect theregeneration of the appropriate levelofintervention The SouthOxheyInitiativeassesses requirements ofthelocalcommunity. so meetingthecontemporary aspirations toimprove the estate, in SouthOxheyandtosupportlocal social andenvironmental problems assist withtheidentifiedeconomic, enhancement. Itendeavoursto aims tobringaboutchangeand and recognised localissues. It local planningpolicyrequirements been prepared inresponse to The SouthOxheyInitiativehas Executive summary different levelsofintervention. change mightbedelivered through day informedconsiderationsofhow of eachworkshopandpublicopen and publicopendays.Theoutcome including communityworkshops substantial communityengagement, Oxhey Initiativehasbeeninformedby improvements inthearea, theSouth has asenseofownershipoverany and toensure thelocalcommunity commitment tothe‘BigSociety’, requirements, theGovernment’s In linewithlocalplanningpolicy regeneration. ultimately beimportanttodelivering to saythattheyare notissues thatwill Oxhey Initiativeatthistime.Thisisnot go beyondthescopeofSouth Carpenders Park,are considered to the separationofSouthOxheyand issues, includingeducationand and openspace.Anumberofother building layout,pedestrianroutes condition ofroads andfootpaths, facilities, retail provision, carparking, including healthfacilities,community Initiative addresses arange ofissues this documenttheSouthOxhey As identifiedwithinsection3of for acommunityhub. including abettermarketwithsupport an improved shoppingexperience, There wasaperceived needtosee Approach, isviewedasits‘heart’. and withOxheyDriveStation widely usedfacilityinSouthOxhey clear thattheprecinct isthemost matters mightbeaddressed. Itwas day andviewswere soughtastohow was testedatthefirstpublicopen established from thefirst workshop The relative importanceof the issues ‘heart’. a mixed-useddevelopmentatthe There isanopportunityto provide quality oftheexistinghousingstock. community facilitiesandimprove the improvements totheoutdated There isaneedtoreplace orprovide central attractioninSouthOxhey. a limitedretail offer andnodrawor workshop highlightedthatthere is Participants atthefirstcommunity between oldandnew. be aninappropriate juxtaposition new build,whilstthere mightalso about partrefurbishment andpart housing. There were similarconcerns benefit, suchasnewfacilitiesand funding andlackofwidercommunity relative torefurbishment, including number oflimitationswere raised not seenasarealistic option.A redevelopment). Doingnothingwas and partredevelopment, complete refurbishment, partrefurbishment levels ofintervention(donothing, on thepotentialfordifferent obtain theviewsoflocalgroups stakeholder workshopwasto The purposeofthethird community community facilitiesfrom Oxhey Drive. opportunities torelocate some ofthe of acommunityhubandthere are There wassupportforthe provision need tobeofanappropriate size. supermarket, althoughitwould an opportunitytoprovide a new workshop identifiedthatthere was Participants atthesecond rents. impact ontheretailer’s ratesand be delivered andwhetheritmight would befunded,whethertheycould also questionsabouthowanyworks the sizethatitmightbe.There were relationship toexistingretailers and were questionsraisedaboutthe introduction ofasupermarketthere When consideringthepotential loss oftraders. considered leastlikelytoresult inthe change, withrefurbishment people’s viewsonappropriate change. Thismayhaveaffected businesses intheeventofany desire toprotect theirexistingretail some shopkeepersexpressed a Through theconsultationprocess attendees didnotstateapreference. form ofredevelopment, whilst 30%of refurbishment, 29%favoured some appetite forchange.38%supported Rather theideawastotestlocal preconceptions amongstattendees. influencesand number ofexternal not areferendum andthere were a level ofintervention.Theeventwas views were soughtonthe appropriate Initiative at the final open day and their on theprogress oftheSouthOxhey Members ofthepublicwere updated

South Oxhey 1 Initiative 2 South Oxhey Initiative policy requirements. opportunities torespond toplanning to thestationandoffering most additional housingincloseproximity image ofthearea, providing available space,enhancingthe making mostefficient useofthe facilitating public realm improvements, delivering retail improvements, a focusforthecommunitywhilst mixed-use developmenttoactas redevelopment wouldprovide a could bepursued.Indeedcomplete that ahighlevelofintervention Oxhey Initiativeultimatelysuggests refurbishment of the ‘heart’, the South of someresidents inSouthOxheyfor Although recognising thepreference increase tocommercial levels. is notsustainableandrents needto Council identifiedinapress release, Cllr AnnShawOBE,Leaderofthe subsidised bytheCouncil’whichas Oxhey ‘businessrents are currently important torecognise that inSouth In reflecting onthewayforward itis recommendations. and provides alinktotherelevant Oxhey Initiativeresponds to them provides detailonhowthe South recognise allthekeyissues raised, Section 4ofthisreport seeks to identify:- provided. Inbroad termsthese explanation andjustificationbeing set outatsection5,withsupporting A sequenceofrecommendations is submission. basis foranyplanningapplication Master Planwouldalsoformthe Development PlanDocument.The of theemergingSiteAllocations with theparametersplans,aspart preparation ofaMasterplan, inline for markettesting,surveywork,and progressed andrecognise theneed a mixed-usedevelopmentcanbe The recommendations outline how • • • area provide mostadvantagetothe form ofregeneration whichwill stages willservetoexaminethe redevelopment andthatthenext the ‘heart’,through complete will berequired toreally improve That ahighlevelofintervention deliverable funding, neitheroptionwillbe identifiedsources of Without so astoinformtheroute forward. (refurbishment andredevelopment) main levelsofintervention assessments forthetwo The preparation ofviability improving the‘heart’ The needtoproceed with • • • • • • carried forward andsustained of theSouthOxheyInitiativeis to lookathowthemomentum Beyond thisitwillbeappropriate centre planningapplication and formthebasisforanytown emerging SiteAllocationsDPD development. Thiswillinformthe be devisedforthemixed-use A MasterPlanwillneedto interest andfundingavailability necessary totestthemarket’s and aspartofthisitwillbe How todeliveranyredevelopment retailers withinanewprecinct The potentialforrelocating existing successful ‘heart’toSouthOxhey and athriving,recognisable and and provide inward investment act asafocusforthecommunity redevelopment whichwillbest The typeofmixed-use shops andtoidentifydecantsites homeowners wholiveabovethe The needtoengagetenantsand subjected toextensiveconsultation. of whatisintended,willalsobe application, settingoutthedetail the related Masterplan.Anyplanning Development PlanDocumentand progressed, i.e.theSiteAllocations planning policydocumentsare involvement willariseastheCouncil’s for furtherconsultationand future ofSouthOxhey. Opportunities involved inwhathappenswiththe The communitywillcontinuetobe Background and physicalfabricofthearea. regenerating thesocial,economic Initiative provides astartingpointfor recommendations theSouthOxhey South Oxhey. Through anumberof social andenvironmental problems in respond totheidentifiedeconomic, requirement identifiestheneedto 1.2 challenges. Oxhey canrespond toidentified how future developmentin South produce aMasterplanto setout public andothertechnicalworkto engagement withstakeholders,the The ‘SouthOxheyInitiative’involves (TRDC) Core Strategyhighlights: 1.1 Oxhey Initiative Purpose oftheSouth 1 Introduction regeneration ofthearea. intervention thatmightassistinthe examines theappropriate levelsof input, theSouthOxheyInitiative At thisstage,andfollowinglocal extensive communityengagement. area andthatitshouldbeinformedby Initiative totheregeneration ofthe the importanceofSouthOxhey area. TheCore Strategysetsout Oxhey toguideimprovements inthe production ofaframeworkforSouth engaged byTRDCtoprogress the 1.3 This planningpolicy Three RiversDistrictCouncil’s Terence O’RourkeLtdwas

key issues,especiallythesocial Appendix A.Itidentifiedsomeofthe baseline study, whichisprovided at situation. Thiswasthebasisof was tofullyunderstandtheexisting development shouldseektoachieve necessary atSouthOxheyandwhat considering whatimprovements are 1.5 Moving forward Railway Station. surrounding theCarpendersPark area inSouthOxheyandthearea precinct whichisthemainshopping offices), stationapproach andthe the policestationandParishCouncil buildings suchasdoctors’surgeries, Drive (currently providing community taken toincludethe‘strip’onOxhey the ‘heart’ofSouthOxhey, whichis Initiative hasevolvedtofocuson benefit. Accordingly, theSouthOxhey deliver themostimmediatelocal in thefirstinstance,asthiswould focus oftheSouthOxheyInitiative the principal,thoughnotexclusive, acknowledged thatthisshouldbe wanted forthisarea. Itwas generally a numberofimprovements they Approach andOxheyDrive, outlining issues withthePrecinct, Station and residents identifiedsignificant the engagementprocess local groups taken asthestartingpointbutearlyin Carpenders Park and Oxhey Hall, was 1.4 Oxhey Initiative Scope oftheSouth The startingpointfor The widerestate,including changes. also asenseofownershipthose in thedecisionsbeingtakenand community tofeeltheyhaveastake result there isgreater potential forthe why changesare takingplace.Asa engaged, andunderstandingof stakeholders andresidents feeling South Oxheywiththesupportofkey if itresponds totheissuesfacing Oxhey Initiativewillonlysucceed situation willtaketime.TheSouth community. Movingfrom thecurrent realise itsfullpotentialforthewhole a startingpointforSouthOxheyto 1.7 informed bytheconsultationprocess. Initiative identifiedinsection5were for progressing theSouthOxhey illustrates howtherecommendations events thattookplaceandsection4 of intervention.Section3outlinesthe be delivered through different levels improvements andhowchangecould lie, whatfactorsshouldinformany the opportunitiesandconstraints changes mightbeneeded,where in SouthOxhey, areas where and whatdoesnotworksowell technical stakeholderswhatworks from localgroups, residents and days itwaspossibletounderstand community workshopsandopen 1.6 improvement are outlined in section 2. these haveinformedopportunitiesfor account. Thekeyissuesandhow policies thatneedtobetakeninto the area, andtherelevant planning and economicproblems facing The SouthOxheyInitiativeis Through aseriesof 2011 application. DPD, andanysubsequentplanning (DPD), includingtheSiteAllocations local DevelopmentPlanDocuments course ofTRDC’s preparation oftheir and involvementwillariseduringthe Opportunities forfurtherconsultation what happensinSouthOxhey. to beinvolvedandconsultedon further opportunityforthecommunity 1.8 TBC Consider widerissuesbeyondtheinitialremit oftheSouthOxheyInitiative Phased delivery Scheme evolutionandplanningapplication recommendations. TRDC’s siteAllocationsDPDpreparation andadoption. Further testingandevaluationofapproach inlinewiththe Initiative andconsultationontheMasterPlan/orSPD Ratification ofapproach responding tothe recommendations inthe Community engagementandevolutionoftheInitiative(current stage) South Oxheyinitiativecommences There willbeconsiderable the area. regeneration ofthephysical fabricof Initiative forward inrelation tothe required tomovetheSouthOxhey outline thefurtherworkthatis proposed. Therecommendations type ofregeneration programme available sources offunding forthe it willhavetobeviableandexamine 1.9 Whatever optionispursued

South Oxhey 3 Initiative 4 South Oxhey Initiative Figure 1:Locationplan Figure that helptoencloseSouthOxhey Strong existingwoodlandblocks

RICKMANSWORTH Harefield M25 A404 Northwood Ruislip Watford North WATFORD A41 SOUTH OXHEY A404 M1 Bushey HARROW A404 Stanmore Kenton M1 Borehamwood physical baselineassessment. these havealsobeenincludedinthe Carpenders ParkandOxheyHall proximity andwiderrelationship to at theestate.However, giventhe situation andhighlightpressing issues identify andpresent theexisting similarities, there isaneedtoclearly environmental andsocio-economic wards. Giventheirdemographic, Hayling, NorthwickandAshridge ‘South Oxhey’istakentocomprise 2.3 administrative boundary. ofTRDC’sthe southeastcorner to theeast.SouthOxheyliestowards and Busheyisapproximately 2miles approximately 5milestothesouth 3 milestothewest,Harrow is Oxhey, Northwoodisapproximately 4 milestothenorthwestofSouth it. Rickmansworthisapproximately space tothenorthandsouthcontain woodland to the west and open green London. Therailwaylinetotheeast, settlement tothenorthwestof 2.2 Location also identified. need tobetakenintoaccountare and therelevant planningpolicies that the importantissuesfacingarea situation atSouthOxhey. Itexplains Appendix A.Itdescribestheexisting baseline study, whichisprovided at 2.1 South Oxheycontext 2 Issues andOpportunities For thepurposesofprofiling South Oxheyisapostwar This chapterdrawsonthe Demographic Thrive Homes. the district,includingSouthOxhey, to stock of3,742socialhomesacross March 2008TRDCtransferred its Greater LondonCouncilin1980.In transferred toTRDCfrom theformer 2.6 Oxhey, particularlyindeprivedareas. centres, suchasthatfoundatSouth the economicbaseforsmallerretail comparison retailing graduallyeroded and scaleofconvenience ownership andtheincreasing range 2.5 focus ofthenewcommunity. precinct anditsshopsforming the schools andopenspaces,withthe and logicaldistributionofhomes, estate waswellplanned,withaclear the majorbombingofcapital.The had losttheirhomesasaresult of and anewstartforLondonerswho Second World War toprovide homes five-year periodimmediatelyafterthe was substantiallydevelopedovera 2.4 situation Current • • 35-64 yearolds(2001census). year oldsandlowerproportion of proportion ofresidents upto29 the widerTRDCarea withahigher young populationcompared to South Oxheyhasarelatively residents (2001census). South Oxheyhasatotalof11,970 The SouthOxheyestatewas The riseinprivatecar The SouthOxheyestate Socio-economic • • • • • • secondary school. surplus ofplaces,butno in SouthOxhey, withacurrent There are sixprimaryschools average of16.2%(2001census). car orvan,compared totheTRDC Oxhey donothaveaccesstoa 31.2% ofhouseholdsinSouth (21.7%) (2001census). (13.1%) thanthewiderTRDCarea as ‘ManagersandSeniorOfficials’ proportion ofresidents employed South Oxheyhasalower respectively. being thehighestinThree Rivers ward is3.7%andHayling3.4%, Northwick ward is4.8%,Ashridge shows thatunemploymentinthe Claimant countdata(2010) (2001 census). the TRDCaverageof21.8% qualifications, 12.1%higherthan 16-74 inSouthOxheyhaveno 33.9% ofallpersonsaged 2010). (Watford Observer17November 50 mostdeprivedinthecountry” and Northwickwards being “inthe deprived area withtheHayling deprivation SouthOxheyisa In termsofindicesmultiple

Environment • • • • • District, havereinforced thefeeling housing programmes inthe of thelargestpostwarCouncil housing, SouthOxheybeingone line andtheincidenceofCouncil protected woodland,therailway designation, largeareas of The combinationofGreen Belt provided for. this perspectivethearea iswell SitesinSouthOxhey,Wildlife from Nature Reserves,parksandLocal There are anumberofLocal national andlocalplanningpolicy. and are subjecttoprotection in within theMetropolitan Green Belt surrounding thebuiltupareas are of whichispubliclyaccessible, The areas ofopenspace,much viable andsustainablecentre. which are required tomaintaina substantially belowmarketlevels, the current levelsofrent are Investment Plan,November2010) town centre are 98%let(Local Although theretail premises inthe deterioration. main shopsis…showingsignsof The structuralconditionofthe updating. is nowinneedofsignificant in SouthOxhey…somestock (November 2010)highlightsthat: the LocalInvestmentPlan regardWith tohousingprovision Gypsy andTraveller DPD. Management PoliciesDPDanda Site AllocationsDPD,Development 2001). TheLDFwillalsoincludethe Three RiversLocalPlan(adoptedin will replace thesavedpoliciesof Development Framework(LDF)that Strategy formspartoftheLocal the borough istohappen.TheCore growth andfuture developmentin This setsoutinbroad termshow Strategy on17October2011. 2.9 Localism Act. Society’, asseenintheemerging Government’s commitmentto‘Big is locallydriveninlinewiththe that theSouthOxheyInitiative Planning PolicyFramework.Ensuring the Government’s emergingNational These objectivesare alsoreflected in and regeneration oftowncentres. encourages economicdevelopment Sustainable EconomicGrowth Policy Statement4Planningfor 2.8 aspirations forthearea. current positionandhigh-level policy to SouthOxhey, settingoutthe policy andguidancethatisrelevant 2.7 framework Planning policy and OxheyHall. affluent areas ofCarpendersPark wider urbanarea andthemore isolated thecommunityfrom the of socialexclusionandeffectively TRDC adopteditsCore At thenationallevelPlanning There isarangeofplanning

South Oxhey 5 Initiative 6 South Oxhey Initiative Figure 2:Study area Figure London Overground Station Carpenders Park Precinct South OxheyShopping Carpenders Park Ashridge Northwick Hayling Oxhey Hall Political ward boundaries Study focus

GOSFORTH LANE HAYLING ROAD AVENUE BROOKDENE

PRESTWICK DRIVE

OXHEY DRIVE

FAIRFIELD AV. PRESTWICK DRIVE PRESTWICK

BY-THE-WOOD

CARPENDERS AVENUE HARROW WAY HARROW crime anddisorder. (paragraph2.2) training, livingenvironment and barriers toeducation,skillsand is particularlyaffected byincome, there are inequalities.SouthOxhey ranked lowintermsofdeprivation, While theDistrictasawholeis the SouthOxheyestateexperiences: 2.12 developed land(paragraph2.2) of developmentonpreviously area, achievinghigherlevels make betteruseoflandinthe highlights anopportunityto redevelopment andregeneration South Oxheywhere potentialfor The exceptiontothismaybein previously developedlandisfalling. but, ingeneral,thesupplyof on previously developedland high levelsofnewdevelopment It isimportanttocontinueachieve land atSouthOxhey: opportunity tomakebetteruseof Three Riverssectionidentifiesan 2.11 andContext Background are highlightedbelow. information from theCore Strategy 2.10 Core Strategy It raisestheinequalitiesthat The SpatialPortraitof The keypoliciesand

v.  iv.  iii.  ii.  i. address thefollowing: applicable toSouthOxheyare to Community Strategythatare 2.14 (paragraph 2.2) significant updating. where somestockisnow inneedof The exceptionisinSouthOxhey not present particularconcerns. generally ofgoodqualityanddoes Housing stockintheDistrictis challenges facingthehousingstock: 2.13 (paragraph 2.7) standard ofaffordable housing Improving thesupplyand access toservices) Reducing inequalities(including the fearofcrime Anti-social behaviour, crime,and training access toeducation,skillsand Children’s andyoungpeople’s Improving theenvironment The fiveprioritiesofthe It alsohighlightssome locations intheDistrict. identified asthemostsustainable (South Oxhey…)asthesehavebeen (Rickmansworth) andKeyCentres urban areas ofthePrincipalTown infilling opportunitieswithinthe employment land)andappropriate developed land(includingsurplus directed towards previously 1. Newdevelopmentwillbe Objectives fortheDistrict: Vision forThree Riversandmeetthe In order toachievetheSpatial 2.17 (TOR underlining) support localbusinesses. meet everydaylocalneeds,andwill centres furtheraway, especiallyto will reduce theneedtotravel and servicesacross theDistrict provide agoodrangeofgoods End andLeavesdenGarston Ensuring that…SouthOxhey states:” inothersmallersettlements services Key Centresandretainshops withinthePrincipalTownservices and vitality andvarietyofshops “to maintainandenhancetheviability, 2.16 g) area”. (SpatialVision regeneration oftheSouthOxhey the District,inparticularthrough is, “toreduceinequalitiesacross future, asoutlinedinthespatial vision 2.15 Objectives Spatial VisionandStrategic The SpatialStrategystates: Strategic ObjectiveS8seeks, One oftheprioritiesfor , Mill g)  f)  e)  c)  b)  a)  will: 2.18 Development inKey Centres Place-Shaping Policies -PSP2: Key Centres … employment opportunitiesinthe Maintain andenhance Key Centres andconnectivity… movement into,andaround, the including publictransport,and approach toimprove transport, Contribute toanintegrated Capacity Study in accordance withtheRetail Centres where opportunitiesarise of retail floorspacewithintheKey Provide foramodestextension needs sufficient inmeetinglocaldaily to enableKeyCentres tobe new housingdevelopmentand meet needsfrom existingand District ShoppingCentres …to Chorleywood andSouthOxhey frontages withinAbbotsLangley, and secondaryshopping Maintain andenhanceprimary housing … approximately 45%ofaffordable over thePlanperiodtoinclude District’s housingrequirements Provide approximately 60% of the developed land the urbanarea, onpreviously predominantly onsiteswithin Focus future development Development inKeyCentres k)  h)  Development PlanDocument. included intheSiteAllocations Detailed proposals willbe respond toidentifiedchallenges. development inSouthOxheycan Master plantosetouthowfuture other technicalworktoproduce a stakeholders, thepublicand involves engagementwith uses. The‘SouthOxheyInitiative’ offices, shoppingandcommunity consisting ofnewhousing, include mixed-usedevelopment more efficient ways.Thiscould provision oftargeted services in reduce inequalitiesthrough the housing stockqualityand of SouthOxheytoimprove Promote regeneration inparts Plan Document… Site AllocationsDevelopment proposals willbeincludedinthe identified challenges.Detailed in SouthOxheycanrespond to set outhowfuture development work toproduce aMasterplanto the publicandothertechnical engagement withstakeholders, ‘South OxheyInitiative’involves mental illness.Inadditionthe and counsellingtopeoplewith to helppeoplegetbackintowork Drive whichwillprovide courses the ‘StepUp’buildingonOxhey improvements identified include and reducing crime.Some skills, trainingandemployment improving accesstoeducation, particularly inrelation to Hayling andNorthwickwards) affecting SouthOxhey(Ashridge, that willhelptackledeprivation infrastructure andservices Promote development,

South Oxhey 7 Initiative 8 South Oxhey Initiative m)  l) the KeyCentres. schools meetidentifiedneedsin schools and/orprovision ofnew xvii. Expansionofexisting Oxhey … to children’s playspaceinSouth xiv. Improve qualityofandaccess education centre onsite including theprovision ofan Woods LocalNature Reserve xiii. Improve facilitiesatOxhey facilities inallKeyCentres … viii. Improve therangeofyouth Health Campus… Watford GeneralHospital/Watford Centres toWatford Junctionand providing accessfrom Key iii. Improvements tobusservices … distinctiveness of the Key Centres Conserve andenhancethelocal through: … future demands,specifically to, servicesandfacilities,tomeet Improve provision of,andaccess regeneration ofthearea Oxhey area aspartofplansfor economic developmentintheSouth Supporting opportunitiesfor supported by: the Three Riverseconomywillbe 2.21 Economic Development Employment and Core Policies –CP6: a)  affordable housingis: 2.20 Affordable Housing Core Policies –CP4: regeneration inSouthOxhey. to beachievedinpart…through settlement hierarchy. Thisislikely in theKeyCentres asdefined inthe of housingrequirements willbemet anticipated thatapproximately 60% dwellings peryearuntil2026.Itis Rivers housingtarget of180 in theDistricttomeetThree identify sufficient landfor housing 2.19 Housing Supply Core Policies –CP2: tenures. housing, incorporatingamixof of allnewhousingasaffordable overall provision ofaround 45% housing intheDistrict,seekan pressing needforaffordable In viewoftheidentifiedand The sustainablegrowth of TRDC’s approach to TRDC will: diversity willbemaintainedthrough: their establishedcharacterand The hierarchy ofretail centres and c)  b)  a)  considered takingintoaccount: and shoppingdevelopmentwillbe Proposals fornewtowncentre Frontages ofthesecentres. be directed towithinthePrimary Retail developmentwillspecifically the focusforthisdevelopment. Town andDistrictcentres willbe for newtowncentre development, Where there isanidentifiedneed The policystates: identified asaDistrictCentre. and shoppingSouthOxhey’s centre is 2.22 Town CentresandShopping Core Policies –CP7: catchment area. role, function,characterand in relation tothecentre andits type andscaleofdevelopment The appropriateness ofthe centres andlocalshops the viabilityandvitalityofexisting The impactofdevelopmenton including publictransport a rangeoftransportmodes accessible areas, servedby given tocentrallylocatedand development withpreference The locationoftheproposed With regardWith totowncentres l) k)  shopping: With regard toconvenience(food) g)  f)  e)  d)  above. into accountthecriterialisted considered ontheirmeritstaking stores comingforward willbe Smaller scalelocalconvenience resisted Plan periodwillgenerallybe (over 1,000sqmetres) overthe convenience (food)floorspace Proposals foranymajor to-day needs… shops whichcaterforlocalday- Local Centres andotherlocal Protecting and enhancing existing impacts onlocalamenity regard tomarketconditionsand and viabilityofcentres, having of non-retail usestothevitality Taking account of the contribution adjoining SecondaryFrontages Frontages, normallywithin complementary tothePrimary Promoting useswhichare Frontages particularly withintheirPrimary the lossofClassA1retail uses centres bygenerallyresisting cores ofthetownanddistrict vitality andviabilityoftheretail Protecting andenhancing the Green BeltintheDistrict”. the generalextentofMetropolitan 2.24 Green Belt Core Policies –CP11: iv. Allformsofmotorvehicles. iii. Publictransport(includingtaxis) ii.  i. be giveninthefollowingorder: the userhierarchy below. Prioritywill and safe manner, in accordance with of allabilitiesinasociallyinclusive modes oftransport,andtopeople accessible bythemostsustainable to belocatedinareas highly Major developmentwillbeexpected and highlightsthat: to bemadebysustainablemeans 2.23 andTravelTransport Core Policies –CP10: horse riders Cyclists andwhere appropriate, with restricted mobility Pedestrians, particularlypeople The Councilwill,“Maintain The policypromotes journeys © Three Rivers District Council map extract,SouthOxhey 3:Localplanproposals Figure Proposed cycleroutes Publicly accessibleopenspace Shopping frontage (policiesS1-3) Business /industrialsite Housing developmentsite Nature trust) reserve (LNR/Wildlife Local wildlifesite Metropolitan Green Belt

South Oxhey 9 Initiative 10 South Oxhey Initiative dwellings. should increase from 105to200 that thehousingcapacityofarea could besignificantandtherefore is anticipatedthatthehousingpart shopping andcommunityuses.It consisting ofhousing,offices, include amixed-usedevelopment potential for regeneration. This could Centre mayindicatethere is A review ofSouthOxheyTown that: Preferred Options(2009)highlights 2.26 smaller shops. 40,000sqft withalimitednumberof support asupermarketoffer ofupto be expectedthatthisarea would of thelocalcommunity. Itwould than required tosupporttheneeds total retail area of85,000sqftismore of thenumberunits.Thecurrent it isnecessarytoaddress theissue centre: take placeatSouthOxhey’s shopping enable transformationalchangeto Smith Hampton,concludedthatto Review (2009),prepared byLambert 2.25 Other relevantguidance The Core StrategyFurther The SouthOxheyScoping

been identifiedforsomesites. although aphasingperiodhasnot 501 dwellings)overthenext20years, Hayling -21dwellings,Northwick– dwellings (Ashridge–119dwellings, South Oxheytoprovide 641new that isconsidered developableat there isenoughhousinglandavailable April 2010.TheSHLAAfoundthat Availability Assessment(SHLAA)in updated StrategicHousingLand 2.29 through ‘RighttoBuy’. from theexistingaffordable stock sites forallhousingtypesandlosses rents, aconstrictedsupply ofsuitable result ofveryhighhouseprices and exceptionally high.Thisislargelya housing inandaround TRDC remains that therequirement foraffordable Market Assessment(2010)found 2.28 to beprovided inthetown centre. an increase inthenumber ofhomes Further Preferred Optionagreed with consultation ontheCore Strategy 2.27 TRDC publishedtheir The StrategicHousing 76% ofrespondents tothe proposed withinthebroad location. uses associatedwithregeneration result ofintensification residential capacity of100dwellingsasa The broad locationhasanestimated opportunities withinSouthOxhey. regard tothenature andscaleof supply havebeendevelopedwith Estimates ofpotentialhousing this area. some existingresidential siteswithin redevelopment andre-design of sites andreflects potential from location isinadditiontothese the capacityattributedtobroad identified withinthebroad location, some specificsiteshavebeen to regenerate thetown.Although Centre where there isintention broad locationisSouthOxhey Town sites havenotbeenidentified.The location’ (siteNW44)where specific This updateincludesone‘broad 2.30 The SHLAAhighlightsthat: uses. space, educationandcommunity for housing,employment,retail, open identify theCouncil’s preferred sites 2.33 Allocations DPD. public consultationwillinformtheSite South OxheyInitiativeandassociated January-February 2012.Work onthe Policies Preferred OptionsDPDin DPD andDevelopmentManagement Site AllocationsPreferred Options 2.32 value ofthesite. outweighs thenature conservation the needforproposal clearly Sites willnotbepermittedunless Nature ReserveandLocal Wildlife have anadverseeffect on the Local proposals fordevelopment likelyto Conservation importancestates Plan policyN2SitesofNature map isprovided totheright. Local from theLocalPlanProposals 2.31 The SiteAllocationsDPDwill TRDC isconsultingonthe An extractforSouthOxhey assessed. which planningapplicationswillbe out thedetailedpoliciesagainst Management PoliciesDPDwillset 2.34 The Development designations andfloodrisk 4:Landscape Figure Zones 2,3a&3bfloodrisk South HertsPlateauLandscapeArea Local wildlifesite & localwildlifesite Local nature reserve Green Belt

11 South Oxhey Initiative 12 South Oxhey Initiative of Watford. with themajorneighbouringsettlement to connectSouthOxheythenorth Public transporthaslargelydeveloped within theimmediateurbanhierarchy. of the20thcenturyisolatedarea connections whichhasinthelaterpart acted asbarrierstosignificanthighway belts, topographyandraillinehave 30 minutes.Thesurrounding woodland the heartof`Londoninapproximately station whichprovides direct linksinto around CarpendersParkoverground logically thatthesettlementwasbased Londoners aftertheWWIIBlitz,itfollows Oxhey area wastoprovide homesfor for thedevelopmentofSouth 2.37 links Public transport Oxhey andCarpendersPark. connectivity barrierbetweenSouth the railwaylineitselfcreates amajor Midlands andtheNorth.However to thesouthandviaWatford tothe connections totheheartofLondon station atCarpendersParkprovides 2.36 and SouthOxhey. connection betweenCarpendersPark directly south.There isonlyonevehicle the extentthatnovehicleroute heads number ofroutes outofSouth Oxhey, to woodland andruralfieldshaslimitedthe routes. Thepresence ofsurrounding create averylegiblenetwork ofmain ofstreetsdeformed gridpattern which 2.35 Vehicular movement Given thatthemainreason The LondonOverground The area itselfissetouton a Figure 5: Transport links 5:Transport links Figure 5:Transport Figure Urban area Mainline London Overground Bus routes Activity focus Main vehicularnetwork Station Nort Links to hw ood

Wa Links to tf or d Wa Links to tf or d Links to Harrow Links to Bushey and L and W ondon atford South Oxhey: issues thatare importantto possible toidentifyanumberof reports andpress releases, itwas 2.38 Local aspirations improvement forOpportunities • • of anageingpopulation. environment meetingtheneeds income deprivation,living access toemploymentand relation to:Accesstoservices, Three Rivers,particularlyin South Oxheyandtherest of Reducing inequalitiesbetween standard ofaffordable housing… Improving thesupplyand expected tohelpwith: Plan (November2010)andis recognised intheLocalInvestment potential redevelopment hasbeen master plannedapproach to The needfor, andbenefitof,a Employment LandUpdate,2010). amenities (SWHertfordshire and otherpublicfacilities focused retail offer, newhousing to provide amore customer comprehensive redevelopment is beingconsidered fora The retail centre: From areview ofrelevant house andtheLibrary. the area, suchasTheOxpublic social andcommunityfunctionswithin are anumberofuseswhichperform Bridlington RoadandHenburyWay 2.40 to assistincapturingpassingtrade. supply ofon-street andpublicparking residential community and has a good day toneedsofthesurrounding Oxhey area. Thearea provides the represent theheartofSouth 2.39 Shopping precinct Character impressions: • • • 2010) (Local InvestmentPlan,November present a considerable challenge. this project forward willofcourse operator andtheHCAbuttaking to includethesupermarket Major fundingpartnersare likely 2010). (Watford Observer17November secondary schoolatSouthOxhey expressed adesire toseea Residents andCouncillorshave Plan, November2010). developed land(LocalInvestment development onpreviously achieving higherlevelsof use ofthelandinarea, an opportunitytomakebetter Through regeneration there is: On thewestsideof The shops,withflatsabove, 3. TheOxPublicHouse 1. BridlingtonRoadshops 4. TheLibrary 2. Theshoppingprecinct

13 South Oxhey Initiative 14 South Oxhey Initiative days andprogress made. notifying residents ofupcomingopen with thelocalcommunity, including being done to assist with engagement they couldraisetheprofile ofthework knowledge andexpertise.Further, these groups toutilisetheirlocal it wasimportanttotryandengage South OxheyInitiativeislocallydriven 2.45 neighbourhood watch,etc. Church andAllSaintsChurch, including StJosephsRomanCatholic practices, Scoutgroup, churches clubs includingOxheyJets,GP’s and sheltered housingproviders, sports and Greenfields PrimarySchool, School, Woodhall PrimarySchool Dell PrimarySchool,OxheyWood Colnbrook PrimarySchool,Warren Joseph’s CatholicPrimarySchool, Council, localschoolsincludingSt Thrive Homes,Watford RuralParish Partnership, Community Learning South OxheyincludingASCEND,the supported communitygroups in 2.44 /networks Local group Youth Clubfacility. the CommunityLeisure Centre and 2.43 medical practices. Council offices, policestation and health related usessuchas theParish Drive are acollectionofcivic and 2.42 Hall oftheJehovahsWitness. club, thescouthutandKingdom functions suchastheworkingmens’ Way are more socialandcommunity 2.41 Community facilities In order toensure thatthe There are anumberofwell Dominating GosforthLaneis On thesouthsideofOxhey On theeastsideofHenbury 3. TheCommunityLeisure Centre 1. TheWorking Mens’Club 4. TheSouthOxheyYouth Centre 2. ThePoliceStation section 4ofthisdocument. has responded tothemisprovided at and howtheSouthOxheyInitiative summary ofthekeyissuesraised raised havebeentakenforward. A reflects onhowissuesthatwere at AppendicesB-Fwhilstthissection attendees and outcomes are provided including detailsonthepurpose, 3.2 Initiative andincluded: central toevolvingtheSouthOxhey engagement process has been 3.1 Community engagement 3

• • • • • • - 15September2011 Public openday - 14July2011 Community workshops - 31March 2011 Community workshops - 16June2011 Community workshops Public openday survey andwebsite Three RiversTimes Locally Driven Information oneachevent, An extensivecommunity – Spring2011 - 7April2011

funding. County Councilinvolvementand the SouthOxheyInitiativerequiring but isclearlybeyondthescopeof issue withinthelocalcommunity, which isasignificantyetcontentious the provision ofasecondaryschool, 3.5 be achievedatthistime. limited improvement orsimplycannot financial requirements, willonlydeliver South Oxhey Initiative, have significant processes beyondthescopeof too long,involveorganisationsand it justrecognises thatitmighttake improvement withinSouthOxhey, significant tothe regeneration and priority here doesnotmeanitis because anissueisnotconsidered a realistically canbeaddressed. Simply is peripheralormaygobeyondwhat Oxhey Initiativeatthistime,andwhat could bedealtwithbytheSouth the process. Itmakesclearwhat the rangeofissuesidentifiedthrough 3.4 achieved inthefirstinstance. where mostchangecould be in theshortterm,whilsthighlighting South OxheyInitiativecouldachieve revealed thelimitationsofwhat the residents andtechnicalstakeholders initial discussionswithlocalgroups, issues affecting SouthOxhey. The provided thelistofpotential headline and review ofthebaseline context 3.3 Extent ofregeneration A simpleillustrationofthisis The followingtableoutlines The earlyconsultationevents reasons: Oxhey Initiativeforthefollowing or beyondtheremit ofthe South issues are listedasbeingperipheral 3.6 • • Initiative. consideration intheSouthOxhey ‘heart’ there isscopefortheir they are notlocatedinthe and playingfieldsalthough operated byaprivatecompany, own theleisure centre, although Sport andrecreation –TRDC arrangements tothe‘heart’. vehicles andbicycles)access to parkingprovision (bothmotor Consideration shouldbegiven increased demandandpatronage. public transportservicesthrough more peopleandtherefore more to SouthOxheycouldattract other facilities.Animproved ‘heart’ served bypublictransportand density developmentsinareas well Planning policiesallowforhigher ability toaccommodatechange. its developmentpotentialand centre isafactorinrelation to the relative accessibilityof the services, includingbusandrail, provision ofpublictransport TRDC isnotresponsible for the public transportissues,as Initiative cannotdirectly address issues –WhilsttheSouthOxhey Public transportandaccessibility The followingregeneration • South Oxhey Initiative Oxhey South the within Considered Play area improvements Retail provision Community facilities Health facilities Quality andtenure ofhousing Open spaceprovision Pedestrian routes Building layout Employment uses Condition ofroads Car parking South Oxhey Initiative Oxhey South to the Peripheral approaches) location, improving station use ofexistingsustainable Public transport(makingbest •

South Oxhey Initiative Oxhey South the Beyond Education Carpenders Park Separation ofSouthOxheyand

15 South Oxhey Initiative 16 South Oxhey Initiative • • • generation. extent andnature ofemployment further workisrequired onthe employment space.Thissaid, has identifiedsomepotential The SouthOxheyInitiative apprenticeships forlocalpeople. and office jobs,andtraining including retail, construction provide usesthatgeneratejobs, opportunities atthe‘heart’to Employment –There are complex process involved. to supportsuchprovision andthe involved, thereluctance ofHCC use ofGreen Beltland,thecosts would mostlikelynecessitatethe of approximately 15ha,which need tofindanappropriate site Initiative duetotheassociated the remit oftheSouthOxhey secondary schoolwasbeyond school. Theprovision ofa to accommodateasecondary Oxhey asapotentiallocation authority, hasnotidentifiedSouth County Council,theeducation Education –Hertfordshire together. bringing theseparatecommunities of thecentre canonlyassist in the retail offer andattractiveness approaches andimprovement of and landscapingofthestation enhancement ofthebuildings of theSouthOxheyInitiative.The railway maybebeyondtheremit highway linksacross orunder the Whilst theprovision ofadditional separates thetwocommunities. Carpenders Park–Therailwayline Separation ofSouthOxheyand at Chapter4. identified andconsidered inthetable workshop andpublicopenday, are which are similartothoseatthefirst survey. Theissuesthatwere raised, and analysedtheresults ofthe and housingprovision. TRDCcollated services includingpublictransport environments, communityfacilities, were withthelocalnaturalandbuilt issues includinghowsatisfiedthey residents’ viewsonanumberof are includedatAppendixF, sought 3.9 website survey Three Rivers and Times the widercommunity. open daystoclarifytheirrelevance to were specificallytestedatthepublic views expressed attheworkshops Oxhey Initiativeprocess. Substantive taken forward through theSouth and informedhowtheycouldbe considered throughout theprocess 3.8 derived. recommendations inChapter 5were a ‘trail’todemonstratehowthe the tableatChapter4,provides of intervention.This,combinedwith be delivered through different levels considerations ofhowchangemight and publicopendayinformed how theoutcomesofeachworkshop 3.7 intervention Establishing thelevel of The survey, results ofwhich A numberofkeyissueswere This sectiondemonstrates

as themainstrengths ofthearea: 3.11 Appendix B. from theworkshopare provided at discussions. Detailsontheoutcomes area forumparticipatedinround table schools andchurches, andthelocal Bureau, representatives from local London Overground, CitizensAdvice Police, ASCEND,Hertsmere Leisure, the HCA,ChamberofCommerce, officers, Watford RuralParishCouncil, Homes, Hertfordshire CountyCouncil including Districtcouncillors,Thrive groups andtechnicalstakeholders, ongoing engagementprocess. Local be contactedtoparticipateinthe and representatives neededto additional communitygroups be improved andwhether any South Oxhey, howthearea could ‘what doesnotworksowell’in to establishwhat‘works’and first communityworkshopwas 3.10 Workshop 1 • • • • / activityorganisers and dedicatedcommunitygroups Established local support networks density familyhousing trees, goodtransportlinksandlow which haslotsofgreen space, Residents likelivinginthearea, facilities schools, communityandsports including pre schools,primary Well servedbylocalfacilities desire toimprove thearea Strong senseofcommunityand The followingwere identified The purposeofthe area include: 3.12 • • • • • • • • • • • • parked cars verges causedbyinappropriately Degradation ofgreen spacesand footpaths throughout thearea Poor stateofrepair ofroads and consequent lackofaspiration High levelsofdeprivationand links tothesurrounding area Oxhey Hallandneedtoimprove Oxhey, CarpendersParkand Segregation betweenSouth boundary services transport andalackofcross services, costofusingpublic Poor eveningandweekendbus nature ofthecommunity combating theinsular/isolated broadening pupils’horizonsand the area toschoolwasgoodfor of participantsfelttraveloutside although asignificantnumber Lack ofasecondaryschool, perceived from outside which issometimesnegatively Insular andisolatedcommunity Quality ofhousingstock affordable housingprovision Problems withthemixof Leisure facilitiesare notwellused Poor qualityoflocalfacilities to makeitadestination central attractioninSouthOxhey Limited retail offer andnodraw/ The mainweaknessesofthe points included: area mightbeimproved. Themain providing theirthoughtsonhowthe to improving SouthOxheybefore the opportunitiesandconstraints 3.14 future ofSouthOxhey. improving publicinvolvement inthe events were suggestedas waysof / circulars toadvertiseupcoming groups andusingexisting websites Engaging arangeofcommunity result ofdiscussionsatthe workshop. invited tosubsequenteventsasa Initiative. Indeed,thelocalchoirwere taking ownershipoftheSouthOxhey importance ofthelocalcommunity 3.13 • • • • station better useofthearea around the There isanopportunitytomake performance area facility, supermarket,cinemaor which couldincludeamedical development atthe‘heart’ There couldbeamixedused South Oxhey areas thatwere atthe‘heart’of the precinct were identifiedaskey The ‘strip’onOxheyDriveand area integration ofparkingacross the improved footpathsandbetter the publicrealm andinparticular Improvements tothequalityof Participants considered Participants highlightedthe issues were considered tobe: the firstpublicopenday. Themain workshop were summarisedtoinform 3.15 • • • • • • • • existing housingstock Improving thequalityof facilities Replacing outdatedcommunity improvement Identifying keyareas for South Oxhey Raising theprofile andimageof the future ofSouthOxhey Improving publicinvolvementin management community inwoodland and involvementofthelocal through existingwoodlands Improvements toroutes across thearea range ofhousingandtenure types There isaneedformore diverse area attract visitorsfrom outside ofthe South Oxheyneedsadrawto The issuesraisedatthe respondents replied toeachquestion. The followinggraphsshowhowthe write onthepostitnotesprovided. place stickersonspecificoptionsor issues. Respondentswere ableto views ofrespondents oncertain six questionsthataskedforthe 3.18 community wasalsorecognised. local churches inunitingthelocal such asthechoir, ASCENDandthe The importantroles oflocalgroups, strong senseofcommunityspirit. respondents addingthatthere isa a friendlyplacetolivewith63%of of respondents considerthatitis they are ‘happytocallhome’.75% consider SouthOxheytobeaplace revealed that77%ofrespondents 3.17 concern. identification ofthekeyissues the questionnaire thatenabledthe Oxhey, and200peoplecompleted open day, over75%from South the event.370peoplevisited groups promoting attendanceat drops inthearea andbycommunity leaflet in theThree RiversTimes, addressed. Theeventwas advertised residents onhowthesemight bebest to understandtheviewsoflocal the importanceoftheseissuesand workshop, toseekconfirmationof main issues identified at the preceding public opendaywastointroduce the 3.16 publicopendayFirst The displayboards included The questionnaire results The purposeofthefirst • • What doyoufeelare themostimportantimprovements neededinthearea? What doyouthinkofastheheartSouthOxhey?

17 South Oxhey Initiative 18 South Oxhey Initiative • Which facilitydoyouthinkismostinneedofimproving /updating? What facilitydoyouusethemost? • • Whichofthefollowingwouldyoumostliketoseeprovided inSouthOxhey? existing green space,ifitmeets acommunityneed? Which ofthefollowingdoyoufeelmightbeacceptabletoprovided onan open daywere: 3.19 • • •

• ‘heart’ tocontainavarietyofuses Support foracommunityhubwithinthe market shopping experienceincludingabetter There isamajordesire toseeanimproved South Oxheyandisviewedasits‘heart’ The precinct isthemostwidelyusedfacilityin important forthefuture of South Oxhey? Which ofthefollowingneighbourhoodprinciplesdoyoufeelare themost The clearmessagescomingoutofthe • • • • Potential toexpandthelocalmarket within SouthOxhey Very protective of thegreen openspaces sports facilities should includeaswimmingpoolorcombined Support forimproved leisure facilities,which and parkingareas Strong desire toimprove theroads, footpaths Belt. Thiswouldconflictwith fields, whichformasignificantpartofthe Green this wouldhavetobedelivered withintheplaying suburban densitiesofSouthOxhey. Realistically occupied byapproximately 300housesatthe hectares ofland,whichequatestothearea 3.21 referred toononeoftheexhibitionboards. generally considered whenitwasspecifically a secondaryschool.Indeed,theissuewasonly view from theopendayondesire/ needfor important localissue,there wasnoclearpublic raising thelackofasecondaryschoolasan 3.20 A secondaryschoolwouldrequire 15 Despite thestakeholderworkshop Initiative. beyond theimmediateremit oftheSouthOxhey that theprovision ofasecondaryschoolwas secondary school.Giventhisitwasconsidered Oxhey asapotentiallocationtoaccommodate the educationauthority, hasnotidentifiedSouth Belt. Furthermore Hertfordshire CountyCouncil, development shouldtakeplacewithintheGreen the 52%ofrespondents whofeltthatnobuilt

19 South Oxhey Initiative 20 South Oxhey Initiative to improve theprecinct and key issuestobeaddressed inorder the viewsoflocalstakeholderson community workshopwastoobtain 3.23 wider district. image forSouthOxheywithinthe provide amore positiveandvibrant transformational change,whichcould people sawitasanopportunityfor of thearea. Asignificantnumberof it hadbeentotheoriginalresidents appropriate totoday’s residents as to re-invigorate thisarea tobeas as presenting amajoropportunity of theneighbourhood.Itwasseen which wouldbenefitthemajority of changingandimproving thearea facilities were seenasthe best way to localshoppingandcommunity South Oxhey. Improvements here interest astheprecinct area of defined themajorarea of community by thepublicopendayhadclearly 3.22 Workshop 2 The purposeofthesecond The first workshop, reinforced improved: would informhowthe‘heart’couldbe consider thefollowingquestionsthat day theparticipantswere asked to the outcomesoffirstpublicopen 3.24 C. workshop are provided inAppendix Details ontheoutcomesfrom the scenarios forimproving the ‘heart’. inform thedevelopmentofoptions/ • • • • • to helpfootfalltheheart? What streets/ linksneedimproving the communityhubbuilding? Where istheoptimumpositionfor hub-building work? are neededtomakeacommunity What are thekeyactivitiesthat a newmarketsquare? Where wouldthebestplacebefor day-to-day needs? facilities thatrequired tosupport What are thekeyshopping Following adiscussionon single use. should notbedominatedbyany accommodate avarietyofusesand The spaceshouldbeflexibleto and lightingshouldalsobeprovided. such aslocalart,afountain,seating parking. Landscapingmeasures some green space,playspaceand place allyearround, andincorporate to allowavarietyofactivitiestake space. Itcouldbepartiallycovered, activities couldbeincludedwithinthe of suggestionswere madeonwhat new marketsquare andanumber the ‘heart’were putforward fora 3.26 a newmarket square? Where wouldthebestplacebefor opposed totheidea. area andthosewhowere strongly supermarket offer wasneededinthe those whothoughtasignificant with sharplydivergentviewsbetween this wasthemostcontentiousissue, in termsoftheappropriate size,as would needtobecarefully considered facilities atthe‘heart’.Asupermarket residential unitsandcommunity be provided alongsideasupermarket, that amixofsmallretail units could residents. There wasaconsensus support theday-to-dayneedsoflocal were identifiedasbeingneeded to facilities andcommunityuses, residential units,entertainment chemists, butchers,postoffice, supermarket), hairdressers, cafes, including foodshops(aswellasa 3.25 to-day needs? facilities day- required tosupport What arethekey shopping A varietyoflocationsat A numberofkeyfacilities, included: community hubbuildingwork that were identifiedtomake a 3.27 hub buildingwork? are neededtomake acommunity What arethekey activitiesthat the sizeofbuilding. accommodating avarietyofusesand needs tobeachievedbetween community hub,althoughabalance Drive couldberelocated tothe community useslocatedonOxhey 3.28 • • • • • • • • • • • ASCEND Scouts Dentist Volunteer centre Adult learning Children /youthcentre Space forthechoir Thrive Homes Parish Council GP surgeries The Police Key activities/organisations Participants thoughtexisting number ofotherpoints: 3.31 be improved. and busfacilitiesalonghere should Road frontage needstobeenhanced Participants agreed thatthePrestwick Avenue shouldalsobeprovided for. Drive, BridlingtonRoadandFairfield centre from Prestwick Road,Oxhey ‘heart’. Pedestrianlinksthrough the between thetrainstationand pedestrian link across Prestwick Road that there isaneedforanimproved 3.30 heart? improving tohelpfootfall tothe need What streets/links community hub. should beassociatedwiththe It wasfeltthatthemarketsquare transport accessbybusandtrain. major street networkandpublic positions, giventheproximity ofthe prominent andhighlyaccessible good locationsastheseare themost Prestwick RoadorOxhey Drive were community. Itwasfeltthateither importance ofthefacilityto high profile positiontosignify the building wasplacedinaprominent/ important thatthecommunityhub 3.29 the communityhubbuilding? Where istheoptimumpositionfor • day /evening vibrancy /activitythroughout the uses atthe‘heart’toensure There isaneedforvarietyof Participants alsoraiseda Participants highlighted Participants feltthatitwas • • • • • • • • • directly from thestreet access pointbeingprovided development, withthemain Streets needtobefacedby makes themmore attractive Greening ofstreets andspaces trade good asithelpstoattractpassing On-street shortstayparkingis performances, parking than onething-market,small Spaces canbeusedformore too big but thesizeofstore shouldnotbe Food shoppingisakeyactivity, floor different usesfrom theground Upper floorscanbeusedfor linked through thedesign Old andnewbuildingsneedtobe building were tobeprovided provision ifthecommunity hub Drive couldbeusedforhousing community facilitiesonOxhey The sitesoftheexisting quality place/experience not attheexpenseofcreating a parking provision atthe‘heart’ but There needstobesufficient Appendix D. from theworkshopare provided in intervention. Detailsontheoutcomes a preference foraparticularlevelof they likedordidnotlike,andtostate the ‘heart’,highlightingelements consider broad optionsforimproving the ‘heart’.Participantswere askedto intervention andchangetoimprove the potentialfordifferent levelsof obtain theviewsoflocalgroups on stakeholder workshopwasto the purposeofthird community at thehearthadbeenestablished provide amixed-usedevelopment 3.33 Oxhey Drivetosuchahub. some ofthecommunityfacilitieson there are opportunitiestorelocate provision ofacommunityhuband precinct. There wassupportforthe to beofanappropriate size forthe supermarket althoughitwouldneed there wasanopportunityto provide a facilities. Participantsidentifiedthat residential unitsandcommunity units alongsideasupermarket, could includeamixofsmallretail use developmentattheheart.This opportunity toprovide amixed- established thatthere isan 3.32 Workshop 3 Whilst theopportunityto The secondworkshop to thenorth. retail tothesouthandcommunityhub 3.38 station. the northonroute totherailway the retail block,withhousingaboveto square tothesouthofsiteand the communityhubandnewparking 3.37 market toexpand. allowed forthepotentiallocal Carpenders Parkstation.Alloptions and thearea around theentranceto of theexistingshoppingprecinct allowed forcompleteredevelopment 3.36 on: 3.34 3.35 • • • • • • • varied inthelevelofchange redevelopment options,which Options C,D,EandF redevelopment option part refurbishment andpart Option Brepresenting a refurbishment option Options Arepresenting atotal Complete redevelopment redevelopment Part refurbishment -Part Total refurbishment Stand still(i.e.donothing) Option Creversed thiswith Options D,EandFlocated Options C,D,EandF These optionswere based The optionsconsistedof: should itgo. and ifthere istobechangehowfar not like,whatshouldstayorchange elements participantslikedordid was toseekbroad viewsonthe provide designdetails.Theirpurpose to stimulatediscussionratherthen 3.41 on theexistingcarpark. as existingandplaceddevelopment 3.40 reprovided inthecommunityhub. on thecommunityfacilitiesbeing Club andKingdomHall.Thisisbased the Oxpublichouse,library, Labour of thelandcurrently occupiedby future developmentontheremainder and HenburyWay, andpotential car parkbetweenBridlingtonRoad showed apocketparkonthecurrent 3.39 These optionswere setout Option Eleftthelibraryblock Options CandDadditionally were raisedrelative torefurbishment: whilst anumberofobviouslimitations doing nothingwasnotanoption, 3.42 • • • close shops temporarily relocate residents and This islikelytoinvolvetheneed existing tenantsduringtheworks. Would causemajordisruptionto retail unittoattractnewretailers floorspace provision withineach Can notchangetheamountof the existinglayout Can notaddress problems with development private sectorfundingtoenable as there isnoopportunityfor totally onpublicsectorfinance being fundedasitwouldrely Little prospect of the refurbishment Participants agreed that

21 South Oxhey Initiative 22 South Oxhey Initiative • • • • • • • • Fail toaddress localhousingneed units tobeprovided allow formore spaceefficient shop Loss ofsomeexistingshopsto the flatsaboveshops entrances, staircases andliftsto units andflatstoprovide front Loss off someexistingshop homes in needofsocialandaffordable additional homestohelpthose No opportunitytoprovide through cross subsidy No improvement ofgreen spaces highways through cross subsidy No improvement tofootpaths or building provide anewcommunity hub facilities through theinability to No improvement ofcommunity phased refurbishment of localshopsduringperiods community through temporary loss Would disruptthewider improvement andcommunityidentity. as apositivestatementofchange, landmark buildinginthislocation Some feltthere ispotentialfora public profile withinthecommunity. new square togivethebuildingahigh on OxheyDriveassociatedwiththe hub buildingwouldbebestplaced landmark building.Itwasfeltthatthe reiterated, whichcouldincludea visual entrancetoSouthOxheywas 3.44 passing trade. station toincrease thepotentialfor placed alongtheroute totherailway location, andshopswouldbebest Drive giventheprominence ofthis ofPrestwickcorner RoadandOxhey square wouldbebestlocated atthe Participants feltthatthemarket refurbishment oftheexisting block. would mostlikelyneedtopayforthe as developmentofthenewblock to provide anewcommunity hub, improved, asthere willbeaninability community facilitiescouldnotbe sufficient change.Forinstance and itwouldalsofailtodeliver juxtaposition betweenoldandnew, build wouldcreate anunwelcome that partrefurbishment and partnew 3.43 The needforastrong Participants alsoconsidered ‘heart’. to acceptinorder toimprove the intervention thatresidents are willing open daytounderstandthelevelof local residents atthesecondpublic options shouldbepresented to workshop confirmedthatthebroad 3.47 3.46 suitable size. within the‘heart’,aslongitisa for anenhancedpark/openspace, with thecentre. There wassupport could helplinkthestationapproach A shared surfaceonPrestwick Road the petrol stationshouldbe retained. 3.45 • • • • • • smaller areas and mightbebettersplitinto The parkingarea appearslarge and foodstore shouldbeexplored gardens onthecommunityhub Opportunities toprovide roof highly visible Any newpolicestationshouldbe photovoltaics and foodstore shouldbeusedfor Rooftops onthecommunityhub in anyopenspaceprovided Street furnitureshouldbeincluded quality ofdesign Key emphasisshouldbeonthe The feedbackfrom the Specific commentsincluded: Participants were keenthat September 2011thatit: highlighted inapress release on7 context oftheSouthOxheyprecinct, helpfully addressed thefinancial Shaw OBE,LeaderoftheCouncil 3.49 provided inAppendixE. the outcomesfrom theopendayare groups andcouncillors.Detailson drops andpromoted bycommunity was widelyadvertisedthrough leaflet option forchange.Theopenday referendum tosupportaparticular improving the‘heart’.Itwas nota different levelsofinterventionfor of illustrativeoptionsrepresenting This wasstimulatedbypresentation in termsoftheappetiteforchange. to obtaintheviewsoflocalresidents of thesecondpublicopendaywas that shouldbepursuedthepurpose workshop onthelevelofintervention community stakeholdersatthethird 3.48 Second publicopenday Prior totheopendayCllrAnn Having obtainedtheviewsof be madehomeless. currently living above the shops would a singlesupermarket,whilstthose shops wouldbelostandreplaced by For exampleoneviewwasthatall preconceptions notbasedonfact. event havingbeenpresented with circulated. Manypeopleattendedthe a degree ofmisinformationwasbeing discussion itwasalsoapparent that pressure andmisinformation.Through also complainedabouttheapparent the exhibition.Membersofpublic was clearlyevidenttothosemanning participants. Lobbyingontheday some peopleactivelylobbyingother day mayhavebeenaffected by 3.51 Post-its. 106 commentswere provided on comment formswere completed and different levelsofintervention,289 the illustrativeoptionsrepresenting on thedisplayboard thatoutlined open day, 761stickerswere placed 3.50 levels inthelongterm. steadily increased tocommercial number ofshopunitsasrents are options willleadtoadecrease inthe subsidised bytheCouncilandall term. Businessrents are currently must payitswayinthelong The results ofthefinalopen 1,080 peoplevisitedthe attendees didnotstateapreference. form ofredevelopment, whilst30%of refurbishment, 29%favoured some ‘heart’. 38%supportedcomplete for someformofimprovement atthe demonstrated that there is an appetite in supportofnochange,which 3.53 the day. one stickerduringthecourseof some attendeesplacingmore than public astheproject teamobserved stickers astruemembersofthe certain howmanyattendeesplaced board. Itisnotpossibleto sayfor stickers were placedonthe options attended theopendayonly761 3.52 cannot bequantified. impact ontheresults from thisactivity to correct thesepre-conceptions. The the organisersitproved very difficult presented attheeventand adviceof went againsttheinformation Despite thefactthatsuchassertions Only 3%ofattendeeswere Although1,080people

• Level ofintervention

23 South Oxhey Initiative 24 South Oxhey Initiative

• Specific commentsonfacilities/infrastructure on thecommentformsprovided. improvements tolocalfacilities/infrastructure post-it, whichexpressed supportforparticular attendees, eitheronacommentformor 3.55 needs: views onmattersrelated to localshopping raised, andrevealed anumber ofinteresting together, becauseofthesimilarityissues comments from bothsources were analysed comments were provided onpost-its.The 289 commentformswere completedand106 3.54 • • • • • • • retained inanyscheme Residents wantthesenseofcommunity The retail offer shouldimprove improved ‘heart’ Existing shopsshouldbeprovided forinthe Existing retailers wanttoremain should beimproved provided forandthecharacterofarea added acaveatthatlocalneedsmustbe Those insupportofredevelopment often existing shops Refurbishment isassociatedwithprotecting on thesizeofsupermarket new supermarket.There was noconsensus 42% ofrespondents were insupportofa 63 commentswere madeby Despite thenumberofattendeesonly made onthesefacilities/infrastructure: 3.56 issues: 3.57

• • • • • • • • • • - Free parkingshouldbeprovided The swimmingpoolshouldberetained More facilitiesare neededforyoungpeople provided A covered marketspaceshould be The newlibraryshouldnotbelost The petrol stationshouldbe retained accommodate alllocalservices The communityhubshouldnot Concerns withfunding Concerns proposals were presented Do notlikethewayinwhichillustrative - Problems withtheconsultation,including: A numberofspecificcommentswere Respondents alsoraisedthefollowing in theprocess above theshopshavebeenengaged Criticism ofhowtheresidents living residents livingabovetheshops There forthefuture isaconcern of recommendation arrivedat. each issuehasbeenaddressed and to provide aclearaudittrail ofhow respond, atleastinpart,to theissues recommendations inChapter 5that The lastcolumnidentifiesthe responded toeachissueis provided. how theSouthOxheyInitiativehas local aspirations.Reflectionon review oflocalplanningpolicy and engagement events,surveys, the process includingcommunity and where theywere identifiedin been raisedthroughout consultation shows allthekeyissuesthathave 4.1 4 Reflection on Reflection key issues The tablethatfollows

25 South Oxhey Initiative 26 South Oxhey Initiative There isaneedtoaddress deprivation General: Key Issue: particularly tothoselivingabovetheshops address any misinformation. This relates Need toengagethecommunityfullyand on howthearea willbeimproved Perception that TRDC has made its mind up from andwhetheranythingwillactuallyhappen funding for any improvements would come Residents are concerned about where the within SouthOxhey, especiallyintheprecinct There is a need to make better use of land of South Oxhey and is the most used area The ‘strip’ and precinct are seen as the ‘heart’ The HeartandHub: facilities, retail andresidential in the‘heart’,whichshouldincludecommunity There ispotentialforamixedusedevelopment improvement The precinct is the facility most in need of Event(s): Pol, WS1 WS1, OD2 OD1, OD2 OD2 Pol WS1, OD1 WS1, OD1 WS1, WS2 OD1 South OxheyInitiativeResponse: community facilities community facilities improved living conditions and better through provision of an improved environment, Oxhey Initiative are seeking to respond to this All of the actions coming through the South proposed date and further consultation activity is being Extensive consultation has taken place to decisions atthistime in future activities. TRDC has not made any consultation and should be carried forward This has been addressed in part through options should be undertaken options shouldbeundertaken value assessmentsandviabilitytestingofthe funding iscritical.Itsuggestedthatbest If any proposals are to be deliverable then and to demonstrate that it is achievable. there is a need to ensure that it is viable If any form of development is to come forward improved retail offer housing, improved community facilities and an to deliverchange,includingprovision ofmore opportunities to make best use of land and The SouthOxheyInitiativeidentifies experienced bythemostpeople the mostsignificantimprovement tobe and ‘strip’ as change here would deliver Initiative quickly focused down on the precinct It is for this reason that the South Oxhey mixed usedevelopmenthavebeenrecognised In looking at the ‘heart’ the opportunities for a evolved asthefocusforchange This is addressed by the fact that the precinct Recommendation: Relevant 3, 5,6,14 4,11,12 1, 2,4,7,12,14 2, 5,8,9 3, 5,6,11,14 3, 6 3, 6 3, 6 second mostused,andneedstoberetained The library is an important facility, being the Key Issue: improvement The market is a valued facility but is in need of furniture, lightingandpublicart contain green spaces, play space, street As well as a mix of uses the heart should facilities There is a desire to see improved community hub strip’ shouldbereprovided withinacommunity Existing community facilities located on ‘the Oxhey Drive should be at the corner of Prestwick Road and The provision ofanynewmarketsquare covering themarket Consideration should be given to partially prominent location The Police building should be provided in a experience There isalimitedretail offer/ poorshopping Retail: Event(s): OD1, OD2 OD1 WS2, WS3 WS1, OD2 WS2 WS3 OD2 WS3 OD1 WS1, Sur, South OxheyInitiativeResponse: library/ resources centre options would seek reprovision of a public of this community facility. Any redevelopment There is a need to recognise the importance provide an improved space for a market place The Central Area Key Principles Plan seeks to these features are addressed any planning application should ensure that forward evolving DPD policy. The content of respond to such requirements, whilst moving The Central Area Key Principles Plan seeks to enhance therangeofservicesonoffer need to enter into dialogue with providers to extended communityfacilities.There willbea of a hub building to reprovide, improved and The South Oxhey Initiative is seeking provision seek to achieve this seek toachievethis The South Oxhey Initiative approach would Refer totheCentralArea KeyPrinciplesPlan work ifconsidered appropriate movingforward through more detailed master plan/ design there will be potential to include such provision At thisstagehasnotbeenaddressed, but the Police through appropriate design and liaison with date it is something that can be achieved Although not addressed within the work to range ofretailers space should attract more people and a wider A better shopping environment and improved precinct will relate to the shopping provision. A fundamentalelementofworkstothe Recommendation: Relevant 6 6 6, 11 6, 11 6,11 6 6 11 3, 6,7,8,11 residents Need tocaterfortheeverydayretail needsof Key Issue: can notcontinue-must‘washitsownface’ Existing rent levels are being subsidised which Perception thatrefurbishment willprotect them Concern about impact on existing retailers. Existing retailers wanttoremain 1,000sq.m Potential resistance to a supermarket over important The size of any supermarket will be very a supermarket A mixofsmallerretail unitscouldcomplement the railwaystation Retail units could be located along the route to Event(s): Pol Pol, OD2 WS2, WS3 WS1, OD2, OD2 Pol WS2 WS2 WS3 South OxheyInitiativeResponse: capture thoseneedingtheirweeklyshop assist in providing shops that are better able to the possible introduction of a supermarket may of convenience provision. New unit sizes and Part oftheretail workswillfocusonthelevel redevelopment refurbishment/ partial redevelopment or total change progressed- refurbishment, partial would bethecasewhateverformof should expect to pay commercial rents. This way over time. Existing and new retailers which need to be reviewed in the normal Rent levels will be set at commercial rates, public purse public purse existing buildings and the long term cost to the have particular regard to the fabric of the sustainability criteria. Such assessments to and assessedagainstaseriesofviability refurbishment options will need to be costed It is recommended that any redevelopment or subsidise retailers in the long term. as welltheTRDC’s inability tocontinue retailers associated with each of the options misunderstanding of the cost implications to whilst there is a need to address residents’ Impact on retailers to be considered, Impact onretailers tobeconsidered that theoveralllevelofprovision wouldreduce simply reconfigure what is there. It is possible space. Any redevelopment option would in any significant increase in total retail floor The South Oxhey Initiative would not result South Oxheytobecomemore selfcontained demands andwhatisrequired toenable on planning policy, viability issues, market the optimum size of any supermarket based Consideration would need to be given to retain someoftheexistingretailers May be appropriate to consider scope to Refer toparametersplan Recommendation: Relevant 6 7 7 7 6 6 7 6 There isaneedtoaddress unemployment Education andemployment: Key Issue: uses There should be more employment generated Oxhey Desire to see a secondary school in South learning Should be improved education, skills and behaviour There is a need to deal with antisocial Event(s): Pol OD1 WS1, OD2 Press, Sur, Pol, Sur Pol, Sur South OxheyInitiativeResponse: see priority given to local people. hundreds of jobs. The Council would wish to this issue. Redevelopment may provide many the ‘hub’wouldneedtoprovide toassistwith for stakeholder engagement on exactly what this. Appreciating this, there will be a need Oxhey there will be scope to start to address and enhanced employment offer within South Through improved education,supportfacilities Refer to the Central Area Key Principles Plan with relevant third parties TRDC is likely to continue to explore the issues South Oxhey Initiative can address at this time. the County Council this is not an issue that the ownerships and processes being dictated by such a facility from the County Council, land requirements, costs, lack of support for As highlightedinChapter3,duetosite the redevelopment option community ‘hub’ should the Council pursue view to incorporating facilities within a new to establishfullywhatisneededwitha There will be a need for continued work regard as been had to space requirements. concentrated on relevant consultation and At this stage the South Oxhey Initiative has will encourage evening activity level and uses in addition to shopping which and ultimately improved active uses at street provision ofqualityresidential accommodation location, a scheme which designs out crime, Police presence in an appropriate/ prominent social behaviour. This will be assisted by a that thiswillhelpcountercriminalandanti- which peoplecanrightlybeproud, itishoped creating an active and attractive place, of As withotherregeneration schemesby Recommendation: Relevant 6, 7,11,14 6, 7,11 NA 14 3, 4,5,6,11,14

27 South Oxhey Initiative 28 South Oxhey Initiative Need toaddress inequalities Key Issue: development possibleonopenspace Educational uses are the only form of the qualityofhousing town centre. There is also a need to improve includes 200 new dwellings in the South Oxhey quality of housing across the estate. This There is a need to increase the supply and Housing: estate Improving the tenure mix of housing at the provision Should beincreased affordable housing once existingfacilitiesare relocated The ‘strip’ site should be used for housing environment There is a need to improve the physical Community: Event(s): Pol OD1 Pol, WS1 WS1, Sur Pol, OD2,Sur WS2, Pol Pol South OxheyInitiativeResponse: regeneration projects will help with this, as with other significant type of residences, outside perceptions, etc work on education, linkages, balancing the of the ‘heart’ will respond to this, whilst other Oxhey Initiative and the comprehensive review This requirement oftheSouth isacornerstone address atthistime the South Oxhey Initiative can or needs to by the County Council this is not an issue that planning policy and processes being dictated to site requirements, costs, land ownerships, As highlighted in Chapter 3 of this report, due to residents’ requirements also be possible for the design to respond fully Lifetime Homes. Through consultation it will in terms of Code for Sustainable Homes and be possible to respond to modern standard approach will involve building new homes it will within the centre of South Oxhey. As such an way to increase the number of residential units more intensiveintervention,whichistheonly The South Oxhey Initiative is likely to result in coming through atanationallevel changing nature of affordable housing currently shared equity units, whilst responding to the increasing the share of open market and the housing offer in South Oxhey through residential units there is scope to rebalance Through the provision of additional/ new units scope to increase the number of affordable residential unitsinthecentralarea there is Through the provision of additional/ new Area Key Principles Plan bringing forward change. Refer to the Central This is likely to be a fundamental element of responsive designs of the ‘heart’ will respond to this through Oxhey Initiative and the comprehensive review This requirement oftheSouth isacornerstone Recommendation: Relevant 3, 4,5,6,11,14 NA 3, 4,5,6,11 3, 5,6,11 3, 5,6,11 3, 5,6,11 3, 6,11 Residents wanttoseethearea improved Key Issue: facilities replaced There is a desire to see outdated community Pick uptheneedsofelderly The swimmingpoolisinneedofimprovement More facilitiesare required fortheyoung Requirement toprotect theGreen Belt Environment: outside South Oxhey is negatively perceived by those should beprotected spaces and the trees are highly valued and Residents like living in South Oxhey. The green Event(s): WS1 Sur WS1, OD2, Pol, Sur OD1, OD2 OD2 Pol WS1 WS1, OD1 South OxheyInitiativeResponse: respond tothisthrough gooddesign The comprehensive review of the ‘heart’ will subject tofurtherdiscussion of the exact uses to go into the ‘hub’ would be shared useofspaceasappropriate. Thedetail making the most efficient use of land with the facility would be able to respond to this, A comprehensively planned community ‘hub’ and more invitingstreetscene and communityfacilities,viaabetterquality design will enable improved access to retail identified needs of the elderly, whilst good New housing would be able to address Oxhey Initiative at this stage therefore it is not a primary focus of the South appropriate to locate it within the ‘heart’ and in the short term it is not considered to be is a need to address this issue, although Given the importance of the facility there establish exactlywhatisneeded would be required with key stakeholders to for facilities to serve the young. Further liaison space whilst the ‘hub’ would provide space There is scope to improve and add to play policy review needs could be considered in future planning opportunities to meet future development This has been respected although potential way SouthOxheyisviewed introducing national retailers will help with the facilities/ uses in the hub, as well as antisocial behaviour and providing key training and jobs and helping to address community, increasing opportunities for the buildings, providing a more balanced By improving the environment, quality of provision ofadditionalspacewithinthe‘heart’ opportunities for their enhancement and Seek to protect such areas whilst exploring Recommendation: Relevant 3, 6,11 3, 6 3, 6 14 3, 6 N/A 3, 5,6,11,14 3, 5,6,11,14 surrounding area South Oxhey is segregated from the Key Issue: public realm and open/ play space There is a desire to see improvements to the accommodate photovoltaicpanels The roofs of any new buildings should to SouthOxheydevelopment There is a need for a master planned approach Design: the station There should be better use of the area around South Oxheyneedsadrawtoattractvisitors Oxhey Drive point – Prestwick Road, Fairfeld Avenue, A hubbuildingshouldbelocatedatanarrival along it improved with better provision for bus links The Prestwick Road frontage should be old andnewbuildings Good design will be required to link between in residential andretail units housing and is likely to result in a nett reduction facilities. Further it can not provide increased change orcross subsidiseotherworks/ Refurbishment will not address required Event(s): WS1 WS1, OD1 WS3 Pol WS1 WS1 WS2, WS3 WS2 WS2 WS2 South OxheyInitiativeResponse: bring peopletogether environment andimproving routes willserveto station approaches creating a more pleasant enhancing community facilities, improving the an improved retail offer, a community ‘hub’, Giving greater focus to the ‘heart’ by providing secured through gooddesign Area Key Principles Plan. These can also be See the Area Parameters Plan and Central in relation to the various options any redevelopment) will need to be assessed buildings as compared to incorporation into of such measures (including retrofit to existing progressed. Thepracticalityandrelative cost be incorporated within any scheme formally any major redevelopment. Such measures can will be important issues to be incorporated into Sustainable construction and energy saving plan presented isthestartofthis The South Oxhey Initiative and the parameters Refer to the Central Area Key Principles Plan by thewidestnumberofpeople at the ‘heart’ of South Oxhey will attract its use Creating a vibrant retail and community offer Refer to the Central Area Key Principles Plan established andprogressed The detail of what this means will need to be Refer totheCentralArea KeyPrinciplesPlan. specific location development that is appropriate to its site to relate between existing and proposed reflects its context and ways can be found as proposals progress. Responsive design This requirement would need to be taken up need to be assessed need tobeassessed of redevelopment vsrefurbishment optionswill comparative advantages and disadvantages to the Central Area Key Principles Plan. the More significant intervention is needed. Refer Recommendation: Relevant 3, 5,6,11,14 3, 6,11,14 11 6, 11 6, 11,14 6, 8,11,14 3, 6,11 3, 6,11 6, 11 3, 6 not deliverthelevelofchangesrequired Part refurbishment andpartredevelopment will Key Issue: start todeliverthechangerequired Wholesale redevelopment is the only way to announce arrivalatSouthOxhey It isappropriate touselandmarkbuildings petrol fillingstation Residents are keen to see retention of the the buildings Residents are concerned about the design of transport There isaneedforincreased/ enhancedpublic Access: roads andfootpaths There isaneedtoaddress thepoorqualityof through thewoodland There is a need for improvements to routes Prestwick Roadshouldbeimproved Pedestrian linkage between the station and and off street, toservethe‘heart’ Should be sufficient car parking, including on Event(s): WS3 WS3 WS2, WS3 WS3, OD2 WS3 Pol OD2, Sur WS1, OD1, WS1 WS2 WS2 South OxheyInitiativeResponse: to theCentralArea KeyPrinciplesPlan. More significant intervention is needed. Refer Refer totheCentralArea KeyPrinciplesPlan. Refer totheCentralArea KeyPrinciplesPlan. argued thatitisanemploymentactivity based on a cost benefit analysis. It could be referenced. Any review in this regard should be scope for retention though not specifically The Central Area Key Principles Plan . gives evolved with associated consultation evolved withassociatedconsultation stage. Through further work the design can be No prescriptive design is presented at this Unit overtime bus operators and HCC Passenger Transport to this demand. Further work is required with popular, attractingoperatorswhowillrespond Oxhey, as a destination, will become more better retailers and community facilities South By improving the area, with more homes, the Area ParametersPlan to TRDC, HCC and Thrive funding. Refer to area and could be opened up further subject offers scope to address such issues in this The comprehensive approach to the ‘heart’ wider “green infrastructure”. need to be considered further as part of the the ‘heart’ but is an important issue which will This is an issue beyond the existing focus on Refer totheCentralArea KeyPrinciplesPlan. provided forthrough furtherdesignwork at thisstagebutisarequirement thatcanbe Plan. Car parking is not addressed in detail Refer to the Central Area Key Principles Key toevents:

Press =Press OD 1,2=Publicopendays1andrespectively WS1, 2,3=Workshops 1,2and3respectively survey Sur = Three Rivers Times survey and website Pol =Planningpolicy Recommendation: Relevant 3, 6 3, 6 3, 6,11 3, 6 3, 6,9,12 3, 6,8,11,14 1, 2,3,6,9,14 14 6, 11 6, 8,11

29 South Oxhey Initiative 30 South Oxhey Initiative improvement ofthe‘heart’: number offactorsthatsupportthe 5.3 improving the‘heart’ whether itproceedswith 1. recommendations havearisen. in section4demonstrateshowthese progressed. Reference tothetable how changeatthe‘heart’canbe be considered insequence,outline recommendations, whichshould 5.2 signposting thedirection of travel. broad scopeformovingforward and consultation process hasprovided a scheme hasyettobedecidedbutthe precise shapeoftheregeneration and opportunitiesidentified.The A numberofissueshavebeenraised and haveinformedthewayforward. stakeholders havebeencollected of residents, communitygroups and has ensured thattheimportant views 5.1 5 • • TRDC needtoestablish baseline study The issuesidentifiedinthe or expectations does notmeetcurrent standards The property isdeterioratingand Explanation: There are a The following This locallydrivenprocess A strategyfor SouthOxhey substantial redevelopment. also significantsupportforamore for basicrefurbishment butthere is amongst localresidents andretailers There are highlevelsofsupport intervention thatshouldbepursued. to considertheappropriate levelof improving the‘heart’itwillthenneed 5.4 • • • • • • • • future investmentinthearea. control tomakefundsavailablefor generate valuefrom landintheir TRDC’s commercial aspirationsto issues tohinderdelivery relatively fewlandownership landowners sothere shouldbe Association are theprincipal TRDC andThriveHousing started toraiselocalexpectations The engagementprocess has best pricesreasonably obtainable) (the Councilhasadutytosecure continue tobebelowmarketlevel The rents fortheretail unitscannot community Desire toretain /improve senseof improvement There islocalappetitefor potential The ‘heart’isnotachievingitsfull including the‘heart’ regeneration atSouthOxhey, Planning policysupports If TRDCproceeds with of intervention. of to whether to continue with either level be required ahead of any decision as Indeed basic viability information may of funding need to be explored. level of intervention and likely sources development cost and value of either more substantiveredevelopment. The stakeholders, beingrefurbishment or residents, communitygroups and of interventionsupportedbylocal implications ofthetwokeylevels should explore thecostsand 5.6 would needtobeestablished. and howmuchcouldbesecured funding, shouldbeexplored. Timing or othermechanismsforsecuring orothersources,Government and/ availability ofgrantfundingfrom improvements tobedelivered. The are availabletoTRDCenable the be uncertaintyastowhenresources whilst appreciating thatthere could requirement istofindaviablescheme 5.5 inform therouteforward levels ofintervention, to assessments for different 2. Prepare viability The viabilityassessment Explanation: Theprimary change. and wouldalsofailtodeliversufficient juxtaposition betweenoldandnew, build couldcreate anunwelcome Part refurbishment andpartnew the endoftheirexpectedlifespan. the 1950s,whichare comingtowards would onlyimprove buildingsbuiltin in thecentre. Further, refurbishment offer, orincrease housingnumbers objectives suchasimproving theretail with rents. Norwoulditachieveother address theunsustainablesituation planning policyrequirements, or this wouldnotallowTRDCtomeet of theexistinghousingandshops, there issupportforrefurbishment and isnotsupportedlocally. Whilst would becontrarytoplanningpolicy intervention. A“nochange”decision limitations withthelowerlevelsof 5.8 redevelopment. either nochange,refurbishment or level ofinterventionistobepursued, a decisionisrequired astowhat assessments (recommendation 2), and theoutcomeofviability the ‘heart’(recommendation 1) whether itproceeds withimproving TRDC’s positivedecisionasto 5.7 redevelopment throughcomplete‘heart’ intervention toimprove the 3. Pursue ahighlevel of There are anumberof Explanation: Assuming the followingreasons: the ‘heart’shouldbeconsidered for 5.9 • • • • • • • through redevelopment significantly improved / reprovided Community facilitiescanonlybe investment inthelocalcommunity increase fundsavailableforfuture land inTRDCownershipto It candeliverbestvaluefrom buildings atthe‘heart’ problems withthelayoutof Redevelopment canaddress currently payare unsustainable The reduced rents thatretailers not deliverthis Lower levelsofinterventioncan centre toprovide newhousing. regeneration atSouthOxheytown Planning policyrequires provided development couldnotbe sector funding,amixed-use opportunities tosecure private would provide verylimited Since lowerlevelsofintervention development atSouthOxhey. the provision ofamixed-use Planning policysupports significant proportion of residents groups, stakeholdersand a Support from localcommunity Complete redevelopment of accommodation. To ensure thebest tothosethatareconcerns inrented shops are likelytohavedifferent own aflatormaisonetteoverthe 5.11 acceptance. change iscriticaltoimproving public Reducing residents’ anxietiesabout should beexplainedtotheresidents. and anyassociateddecantstrategy Potential scenariosforre-housing establish theirspecifichousingneeds. and to understandtheirconcerns specifically meetwiththese residents in theprocess, TRDCshould above theshopshavebeenengaged criticism ofhowtheresidents living 5.10 the shops homeowners wholive above 4. • • Engage tenantsand redevelopment be achievedthrough complete for useasalocalmarketcanonly appropriate andadaptable space quality ofpublicrealm and Delivery ofpocketparks,improved redevelopment achieved through complete be realistically andeconomically be drivenbyviability, canonly sustainable homes,whichwill with theappropriate code for Delivery oflifetimehomestandards It isnotedthatthosewho Explanation: Acceptingthe any planningapplication/masterplan. each housingsiteshouldbesetoutin housing type,tenure andphasingof create mixedcommunities.Detailsof of thewiderschemeandneedto vary, takingintoaccounttheviability across theinitiativearea butthiscould overall targetshouldstillbesought to besetonindividualsites.The45% appropriate forlowerorhighertargets the SouthOxheyInitiative,itmaybe of developmentproposed aspartof However, giventhenature andscale housing onallsites. target of45%provision foraffordable 5.13 residents livingabovetheshops. any decantstrategyforexisting for housingdevelopmenttoinform how thisrelates tothesitesavailable provided. TRDCwillneedtoconsider where intheestatetheseshouldbe are required inSouthOxheyand dwelling sizesandtenure typesthat understand theamountandmixof work closelywithThriveHomesto housing requirements. TRDCshould at the‘heart’tohelpmeetlocal option wouldprovide new dwellings planning policytheredevelopment 5.12 local requirements provide newhomestomeet 5. discussions/ presentations. appropriate tohavetwoseparate use ofanymeeting,itwouldappear Identify siteswhich could The Core Strategysetsa Explanation: Inlinewith heart are: 5.14 to SouthOxhey provide arecognisable‘heart’ focus for thecommunityand redevelopment toactasa 6. • • • • • Create amixed-use current networkofstreets land-use whichimpedesthe To avoidproviding any individual community andcommercial uses. a rangeofusesincludingretail, opportunities forlocalpeoplefrom To provide improved employment needs elsewhere tomeettheirday-to-day than thecurrent needtotravel within SouthOxhey, rather complete theirfullweeklyshop opportunity forresidents to of sufficient sizetoprovide the including afoodsupermarket To provide convenienceretailing, community focusforSouthOxhey which becomestherecognisable “fit forpurpose”environment community facilitiesinamodern replacement andrationalisationof building whichallowsforthe To provide acommunityhub completing daytotasks the companyofothers,whilst comfortable tospendtimein the community, where allfeel and safeplaceatthecentre of To create aninviting,welcoming Thekeyrequirements forthe • • • • • • convenience ofbususers to improve thecomfortand bus routes around theheart time informationassociatedwith To provide bussheltersandreal market potential expansionoftheweekly for avarietyofuses,inparticular buildings thatcanbeoptimised To create flexiblespacesbetween associated withtheheart the plantingofstreet trees spaces/ roof gardens andincrease improved playfacilities,green spaces bytheprovision of To improve thequalityofgreen to theheart cycle andpublictransportaccess view toprioritisingpedestrian, highways andfootpaths,witha features, repairing andimproving realm byproviding streetscape To improve thequalityofpublic to-day needsofthecommunity retailing tohelpsupportthe day- To provide arangeofcomparison standards appropriate BREEAMrating residential buildingstomeet homes standards, andnon sustainable homesandlifetime meet theappropriate code for commercial buildingswhich To provide newhomesand supermarket. community overthepossiblesizeofa ofpartsthe given theconcerns a keyissueforviabilitytesting of convenienceretailing willbe residents. Theappropriate size process withlocalgroups and and testedthrough theengagement design aspirationswere identified consider. Theproposed usesand the mixed-useredevelopment should components thatamasterplanfor and setsoutthekeyparameters level ofinterventionisappropriate Oxhey Initiativeestablishesthatahigh 5.15 • • transport accessibility hinder walkingcyclingandpublic manner andlocationsthatdonot vibrancy ofthelocalcentre, ina off-street parkingtoassistthe of short-staypubliconand To provide appropriate levels generation andbeyond of SouthOxheyforthenext purpose’ tosustainthecommunity provide acentre whichis‘fitfor change andrenewal, andto image forthearea tosignify the opportunitytocreate a new comprehensive redevelopment, To provide, through Explanation: TheSouth

31 South Oxhey Initiative 32 South Oxhey Initiative expenditure on this facility. this on expenditure in thehubduetorecent reprovided be not should library new Some residents considered thatthe recommended. is store anchor an accommodate to capacity its and Oxhey South for provision retailing 5.17 progressed. is Initiative Oxhey South the as out carried be to need will base evidence retail This area. local the in regeneration of context wider the within fits and to need,impact,appropriateness relation in evidenced properly be can it provided policy planning national and local through justified be could convenience) for threshold size (aboveorbelowCore Strategy or convenience) or (comparison type of irrespective floorspace retail new of provision The redevelopment. South Oxheyasaresult ofthe in totalretail floorspacewithin will benosignificantnetincrease Further, itisanticipatedthatthere supermarket. food range full a of to othercentres duetothe lack trade of loss the and development an anchortenant,enablingother regeneration benefits,the needfor viability, of grounds the on made be could exception an making for case a metres square 1,000 outlets shouldnotnormallyexceed CP7 suggeststhatfoodretailing 5.16 An assessmentofthe Whilst Core StrategyPolicy intervention selected. Existing Existing selected. intervention of level the of regardless case the be will which future, the in rents market facing retailers all of consequences the with along highlighted be to subsidiserents, willhaveto continuing TRDC with issues, scenario. However, theviability redevelopment any into designed as provision forrelocation canbe engage withtheexistingretailers should TRDC retailers. existing the of livelihood future the over concerns revealed has process engagement 5.21 redeveloped ‘heart’ the in unit retail a occupy to opportunity an with retailers 7. the ‘heart’willneedtorespond to. of redevelopment the for plan master a that elements key the indicate to prepared been has follows, as Plan, 5.20 see thepetrol stationtoberetained. 5.19 new facilities/servicestothearea. there isalsoanopportunity toattract and facilities community existing for space new provide could facility ‘hub’ community The community. the within profile public high a building the give to square new a with association in Drive, Oxhey on located be could hub community the that expressed was Preference ‘heart’. the at access and buildings of arrangement the given be to need 5.18

Consider providing existing existing providing Consider

The The Explanation: A Central Area Key Principles Some residents wishedto will consideration Careful delivered inatimelymanner. that theredevelopment canbe and engaged.Thiswillhelpensure the ‘heart’willneedtobeidentified can bedelivered. Alllandownersat confidence thatany redevelopment explored. Thiswillhelpbuildpublic funding mechanismsshouldbe a developmentpartneranddifferent delivered. Opportunitiestoengage how anyredevelopment couldbe give careful considerationasto 5.23 delivered redevelopment couldbe 9. access requirements, etc. of floorspace,theiroperationalneeds, they mayhave,includingtheamount understand anyspecific requirements locating totheimproved facilitiesand will establishthelevelofinterest in addition totheexistingretailers. This operators andhighstreet retailers, in potential developers,supermarket ‘heart’ theyshouldconsultwith progress aredevelopment atthe the foregoing TRDCdecides to 5.22 8. ongoing commitment. an interest todemonstrate their expressing those get to and interest test to important be will It them. for cater to produced be could design future any Accordingly development. mixed-use future any in for provided to statewhethertheywantbe retailers willhaveanopportunity Consider how the Test themarket Explanation: TRDCshould Explanation: Iffollowing request. the submissionofascreening opinion which willneedtobetestedthrough Environmental ImpactAssessment, planning applicationmayrequire an scrutiny oftheproposed design.Any would allowforthorough public plan shouldbeprepared, which Area KeyPrinciplesPlan,aMaster principles outlinedintheCentral raised withthedesignandkey order torespond totheconcerns towards anyparticularoption.In attempting toleadthepublicunduly or architectural aesthetictoavoid propose aparticulardesignsolution, intervention, theydeliberatelydidnot to demonstratedifferent levelsof open dayswere conceptillustrations presented attheworkshopsand 5.25 application submission the basisofany planning Allocations DPD,andtoform to inform theemerging Site the mixed-use development, 11. Prepareamasterplanfor respond to. the redevelopment would need to issues thatthedetaileddesignof surveys. Thesewillflagupany surveys andanyotherappropriate ground investigationworks, utilities could includeatopographicalsurvey, the existingsituationatsite.This should becarriedouttoestablish ‘heart’ anumberoftechnicalstudies progress theredevelopment ofthe 5.24 10. outsurvey work Carry Explanation: Thedrawings Explanation: Inorder to Allocations DPD. Oxhey, andwillhelpinformtheSite view ontheregeneration ofSouth processes toprovide aholistic the SouthOxheyInitiativeandother Parameters Plantherefore reflects planning policydocuments.TheArea base, whichwillinformemerging from TRDC’s workontheirevidence housing sitesthathaveemerged should respond to.Thisincludes improvements across theestate to indicatethekeyareas that which follows,hasbeenprepared 5.27 sought ifrequired. input onthemasterplanshouldbe pharmacies andpostoffice. Specialist uses, suchasconvenienceretailing, the operationofessentialcommunity sites toassistdecantingandretain funding considerations,identifyingthe phasing strategy, whichreflects It willalsoneedtobesetwithaclear of afinanciallyviable redevelopment. very clearlydefinedtermsofdelivery engagement willneedtobesetwithin engagement process. However, this be subjecttoitsowncommunity application andmasterplanshould 5.26 The Area ParametersPlan, Development oftheplanning Illustrations ofhow theredevelopment couldappear

33 South Oxhey Initiative 34 South Oxhey Initiative has takenplace. spring 2013,oncetheexamination the Inspector’s report, anticipated for least untiltheCouncilhasreceived been adoptedinmid2013,orat until theSiteAllocationsDPDhas planning applicationmaybedeferred 5.31 included intheSiteAllocationsDPD. Area ParametersPlan,andcanbe Central Area KeyPrinciplesPlanand be prepared. Thiswillrespond tothe been taken,amasterplanshould extent oftheproposed changehas 5.30 commence inJanuary2012. consultation whichisexpectedto will informtheSiteAllocationsDPD Parameters Plan,provided here, the SouthOxheyInitiative.TheArea plan thatwillsupportthedeliveryof be thekeypartofdevelopment 5.29 Allocations DPD. Initiative, tobeincludedintheSite as setoutintheSouthOxhey can respond toidentified challenges, future developmentinSouth Oxhey requires detailedproposals onhow is progressed. TRDC’s Core Strategy work onTRDC’s developmentplan used aspartoftheevidencebase Initiative iscarriedforward. Itcouldbe to considerhowtheSouthOxhey 5.28 and sustained Initiative forward iscarried momentum oftheSouthOxhey 12. Considerhow the Based ontheabove,a Once adecisiononthe The SiteAllocationsDPDwill Explanation: TRDCwillneed change intheirareas. communities takingownershipof ‘localism’ andtheiremphasisonlocal the Government’s commitmentto be, locallydriven.Thisisinlinewith has been,andshouldcontinueto 5.34 Oxhey thanthecurrent Core Strategy. planning policycontextforSouth provide amore localisedandupdated Allocations DPD.Thiswilleffectively master plan,andtheworkonSite uses willbecrucialforsupportingthe forms ofdevelopment,typesand technical informationonallproposed localised evidencebasecontaining 5.33 accommodate change. on theabilityoftowncentre to and mayinfluencethefinaldecisions will needtobetakenintoaccount lack offacilitiesinneighbouringareas in localpopulationcombinedwiththe on brown fieldlandandthe increase focus ofincreasing levelsof housing prepared torespond accordingly. The area, thentheMasterplan canbe convenience) intheSouthOxhey especially inrelation today today capacity (bothquantityandquality, show aneedforadditionalretail Should thelocalisedassessment looks toguideprovision to 2021. District wideretail capacity studyonly offer inthetowncentre. Theexisting the qualitativeandquantitativeretail in SouthOxhey. Thiswillexamine study ofthevariouslevelsretailing taken toprepare alocalisedimpact 5.32 The SouthOxheyInitiative Indeed anuptodateand Opportunities shouldalsobe These couldinclude: improvements tothewider estate. eye outforopportunitiestodeliver to reflect onactivitiesand keepan focusing onthe‘heart’there isaneed 5.36 the widerestate 13. Considerimprovements to master planner. potential deliverypartnerorbrieffora could alsobeusedasaguideforany 5.35 • • • • • requirements accommodation builttomodern of existingtenantsinbrandnew possible foranorderly re housing financially andtoprovide wherever Oxhey Initiativephysicallyor the overallobjectivesofSouth or windfallsitestocontribute development andforperipheral opportunities forenabling services enhanced publictransport outside ofthetowncentre provision ofresidential units enhancement woodland walksandecological playspace Explanation: Inadditionto The SouthOxheyInitiative centre maybeadopted. regeneration schemeforthetown contractors selectedforwhichever Communities Agencyaswellthe Council andtheHomes emergency services,theCounty associations, thePoliceand sports clubs,churches, housing schools, colleges,localemployers, Council willexpecttoworkwith 5.38 employment issues. poverty, training,housing,healthand will needtotargetcrime,education, organisations. Theseshared initiatives with awiderangeoflocalcommunity setting upnewworkingarrangements This will involve close cooperation and deep rooted problems ofthearea. to beacoordinated approach tothe townscape ofthearea there needs improvements tolandscape and 5.37 In thiscontext,the Associated withanyphysical centre ofSouthOxhey. be betterprovided elsewhere inthe can utiliseflexiblespace,whichmight leisure facility, particularlythosethat given toanysporting,communityor 5.40 the ‘heart’,becauseoftheirsize. as partofthecommunityhubwithin necessarily reprovide thesefacilities however, thatitwasinappropriate to groups andresidents feltstrongly, be enhancedwhere possible. Local within SouthOxheyandtheyshould are considered keycommunityuses swimming poolandleisure centre 5.39 Gosforth Lane or expandingthefacility at centre ofSouthOxheyand/ recreational usesinthe for and providingsport 14. Examinethepotential Consideration needstobe Explanation: Theexisting South OxheyInitiative Three RiversDistrictCouncil

1 HILLCROFT CRESCENT HILLCROFT 2 3

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5 4 2

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GREENFIELD AVENUE HARROW WAY HARROW 5 4 Area ParametersPlan Area parametersplan 228701/WAPP/001e 06.12.2011 South Oxhey to provide aholisticviewon theregeneration of documents andtheirassociatedevidencebase NB. Thisplanreflects otherTRDC policy 9. H(42) 8. H(41) 7. H(40) 6. H(39) 5. H(38) 4. H(37) 3. H(36) 2. H(35) 1. H(34) Housing developmentsite Employment site-RearofPrestwick Road The Centre 6. Greenfields 5. TheMead/Foxleys 4. OultonWay 3. Prestwick Meadows 2. BallaterClose 1. HaylingRoad Play area enhancement furniture footpath andcarriagewaysurfacesstreet Priority street enhancements,including Priority footpathandalleywayenhancements Landscape andwildlifeenhancementareas Core mixed-usecentre Railway Central Area Urban Area on theregeneration ofSouthOxhey their associatedevidencebasetoprovide aholisticview NB. Thisplanreflects otherTRDCpolicydocumentsand 9. H(42) 8. H(41) 7. H(40) 6. H(39) 5. H(38) 4. H(37) 3. H(36) 2. H(35) 1. H(34) Housing developmentsite Employment site-RearofPrestwick Road The Centre 6. Greenfields 5. TheMead/Foxleys 4. OultonWay 3. Prestwick Meadows 2. BallaterClose 1. HaylingRoad Play area enhancement and carriagewaysurfacesstreet furniture Priority street enhancements, includingfootpath Priority footpathandalleywayenhancements Landscape andwildlifeenhancementareas Core mixed-usecentre Railway Central Area Urban Area © Terence O’Rourke Ltd

35 South Oxhey Initiative 36 South Oxhey Initiative * 4 principles plan Central areakey Access toprivateparking/servicing acceptable designquality Building heightmayexceedgeneralheightssubjectto markerbuilding Corner of highvoltageoverheadpowerlines development restrictions appropriate tothepresence adjacent totherailwaylineare dependenton ground floorbuildingheightofmax4.5m.Buildings Mixed useblocksare assumedtohaveacommercial General buildingheightmaximum community facilities Subject tolocalreprovision ofimportantexisting Development block Development frontages Key activefrontages Retail&communityuses Swimming pool&Leisure centre Housing Employment Community, retail andoffice with residential above Mixed-use Access topublicparking Priority bususerenhancementroute Protected potentialfuture linktostation New footpathlink Pocket parkincludingplayarea Street tree enhancement Parking Square carriageway surfacesandstreet furniture Priority street enhancements, includingfootpathand South Oxhey Initiative Three RiversDistrict Council 0 m N

50 OXHEY DRIVE m 4

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4 PRESTWICK ROAD PRESTWICK * * * 2

2 Central Area KeyPrinciplesPlan 228701/CAPP/001b

* 4 Corner markerbuilding Corner high voltageoverheadpowerlines development restrictions appropriate tothepresence of adjacent totherailwaylineare dependenton ground floorbuildingheight ofmax4.5m.Buildings Mixed useblocksare assumed tohaveacommercial General buildingheightmaximum community facilities Subject tolocalreprovision ofimportantexisting Development block Development frontages Key activefrontages Swimming pool&Leisure centre Housing Employment Community, retail andoffice with residential above Mixed-use Access topublicparking Priority bususerenhancementroute Protected potentialfuture linktostation New footpathlinkage Pocket parkincludingplayarea Street tree enhancement Parking Square Public realm enhancementarea Access toprivateparking/servicing acceptable designquality Building heightmayexceedgeneralheightssubjectto 07.11.2011 Retail &communityuses © Terence O’RourkeLtd 37 South Oxhey Initiative South Oxhey Initiative www.torltd.co.uk [email protected] 01202 421142 Document designedbyTerence O’RourkeLtd © Terence O’RourkeLtd2011 www.torltd.co.uk [email protected] 01202 421142 Document designedbyTerence O’RourkeLtd © Terence O’RourkeLtd2011 Environment Design Planning Environment Design Planning