Building the M1 Motorway
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Call for Sites 2021 Justification Statement V3
Planning Justification Statement Representation to Hertsmere Local Plan Process Commercial Redevelopment Land and Buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH March 2021 Contents 1. Introduction 2 2. The Site 4 3. The Proposal 7 4. Exceptional Circumstances 12 5. Economic Need 16 6. Green Belt and Landscape 25 7. Transport and Accessibility 31 8. Flood Risk 34 9. Ecology and Trees 37 10. Heritage 40 11. Other Technical Matters 41 12. Case of Exceptional Circumstances 43 13. Conclusion 51 Appendix A: Site Planning History 1 1. Introduction This Planning Justification Statement is submitted by Warner Planning on behalf of Regen Properties LLP. This submission is made to the Hertsmere Borough Council 'Employment Land Call for Sites' 2021. We promote land and buildings at the Mercure Hotel Watford, A41 Bypass WD25 8JH for allocation for B8 with ancillary B1 commercial development. The hotel has been struggling for several years, which has been further compounded by the Covid-19 Pandemic, and the hotel is due to close in late 2021/early 2022. This statement, therefore, provides representations in respect of the whole site, including the hotel buildings and the land to the south-east of the building, which is part of the same plot. Through this statement, we will demonstrate that this is a credible and deliverable opportunity with no technical issues. This submission is supported by a wealth of technical reports, including: • Masterplans – UMC • Economic Benefits Assessment - Lichfields • Landscape Visual Overview – CSA Environmental • Ecology Overview- CSA Environmental • Aboricultural Assessment – DCCLA • Flood Risk and Drainage Apprisal – EAS • Transport Review – EAS • Desk Based Phase 1 Environmental Site Assessment – TRC • This Statement – Warner Planning • Market Report – Knight Frank • Employment Call for Sites Submission Form There are limited alternatives to this proposal. -
160 Great Britain for Updates, Visit Wigan 27 28
160 Great Britain For Updates, visit www.routex.com Wigan 27 28 Birkenhead Liverpool M62 36 Manchester Stockport M56 Mold Chester 35 Congleton Wrexham 59 M6 Shrewsbury 64 65 07 Wolverhampton Walsall West Bromwich Llandrindod Birmingham Wells Solihull M6 03 Coventry Warwick02 Carmarthen Hereford 01 51 60 Neath M5 Swansea 06 Pontypridd Bridgend Caerphilly Newport Cardiff M4 13 Barry Swindon M5 Bristol 61 14 Weston-super-Mare Kingswood 31 Bath 32 M4 05 Trowbridge 62 Newbury Taunton M5 20 Yeovil Winchester Exeter Southampton 55 Exmouth M27 Poole Lymington Bournemouth Plymouth Torbay Newport GB_Landkarte.indd 160 05.11.12 12:44 Great Britain 161 Wakefield 16 Huddersfield Hull Barnsley Doncaster Scunthorpe Grimsby Rotherham Sheffield M1 Louth 47M1 Heanor Derby Nottingham 48 24 Grantham 15 Loughborough 42 King's Leicester Lynn 39 40 Aylsham Peterborough Coventry Norwich GB 46 01 Warwick Huntingdon Thetford Lowestoft 45 M1 Northampton 02 43 44 Cambridge Milton Bedford Keynes Biggleswade Sawston 18 M40 19 Ipswich Luton Aylesbury Oxford Felixstowe Hertford 21 50 M25 M11 Chelmsford 61 30 53 52 Slough London Bracknell Southend-on-Sea Newbury Grays 54 Wokingham 29 Rochester Basingstoke 22 M3 Guildford M2 M25 Maidstone Winchester 23 M20 17 M27 Portsmouth Chichester Brighton La Manche Calais Newport A16 A26 Boulogne-sur-Mer GB_Landkarte.indd 161 05.11.12 12:44 162 Great Britain Forfar Perth Dundee 58 Stirling Alloa 34 Greenock M90 Dumbarton Kirkintilloch Dunfermline 57 Falkirk Glasgow Paisley Livingston Edinburgh Newton M8 Haddington Mearns 04 56 Dalkeith 26 Irvine Kilmarnock Ayr Hawick A74(M) 41 Dumfries 25 Morpeth Newcastle Carlisle Upon Whitley Bay 12Tyne 08 South Shields Gateshead 09 11 Durham 49 Redcar 33 Stockton-on-Tees M6 Middlesbrough 10 38 M6 A1(M) 37 Harrogate York 63 M65 Bradford Leeds Beverley M6 28 M62 Wakefield Wigan 16 27 Huddersfield Birkenhead Liverpool Manchester Barnsley M62 Scunthorpe 35 36Stockport Doncaster Rotherham Sheffield GB_Landkarte.indd 162 05.11.12 12:44 Great Britain 163 GPS Nr. -
The M1 Motorway (Junctions 5 – 6A
THE M1 MOTORWAY(JUNCTIONS 5–6A) TEMPORARYOVERNIGHT CLOSURES Notice is hereby given that Highways England Company Limited(a) intends to make an Order on the M1 Motorway,inthe County of Hertfordshire, under Section 14(1)(a) of the Road Traffic Regulation Act 1984 because works areproposed to be executed on the road. The effect of the Order would be to authorise the overnight closureofthe following – (a) the slip roads leading to and from both carriageways of the M1 at Junction 5(A41, A4008); (b) the slip roads leading to and from both carriageways of the M1 at Junction 6(A405); and (c) the link road leading from the southbound carriageway of the M1 at Junction 6A to both carriageways of the M25 at Junction 21. These measures would be in the interest of road safety to enable contractors to undertake cyclical maintenance work. It is expected that the work would take place for approximately 1-2nights for each closureat(a) –(c) above every two months at the following times: Monday-Thursday nights 22:00 –05:30 Friday nights 23:00 –06:00 Saturday nights 22:00 –06:00 Sunday nights 22:30 –05:30 The Order would come into force on 1August2017 and have amaximum duration of twelve months. During the closures outlined above, traffic affected would be diverted using other junctions of the M1, the A41, the A405 and the A410. The slip road closures, link road closureand diversion routes would be clearly indicated by traffic signs throughout the works periods. MTaylor, an official of Highways England Company Limited Ref: HA/M1/35/3/1894 (a)Registered in England and Wales under company no. -
The Concept of Identity in the East Midlands of England NATALIE
The Concept of Identity in the East Midlands of England NATALIE BRABER Investigating feelings of identity in East Midlands adolescents Introduction When considering dialectal variation in the UK, linguists have frequently considered the North/South divide and the linguistic markers separating the two regions (see for example Trudgill, 1999; Wells, 1986). But it has been noted that this is not a straightforward division (e.g. Beal, 2008; Goodey, Gold, Duffett & Spencer, 1971; Montgomery, 2007; Wales, 2002). There are clear stereotypes for the North and South – but how do areas like the East Midlands fit into the picture? The boundaries between North and South are defined in different ways. Beal’s linguistic North does not include the East Midlands (Beal, 2008: 124- 5), neither does Wales’ (2002: 48). Trudgill states that in traditional dialectology the East Midlands area falls under ‘Central’ dialects, which come under the ‘Southern’ branch, but in modern dialectology it falls in the ‘North’. Hughes, Trudgill and Watt (2005: 70) contains a map which has the East Midlands in the North. Linguistically, the question has been raised whether there is a clear North/South boundary (see for example Upton (2012) where it is proposed that it is a transition zone). This paper revisits this question from the point of view of young people living in the East Midlands, to examine their sense of identity and whether this cultural divide is salient to them. The East Midlands is a problematic area in its definition geographically, and people may have difficulty in relating this to their own sense of identity. -
M1 Motorway (Junctions 1-3), M25
M1 MOTORWAY(JUNCTIONS 1-3), M25 MOTORWAYJUNCTION 23, AND A1 TRUNK ROAD TEMPORARYTRAFFIC RESTRICTIONS Notice is hereby given that Highways England Company Limited intends to make an Order on the M25 Motorway in the County of Hertfordshire and the London Boroughs of Barnet and Hendon, under Section 14(1)(a) of the Road Traffic Regulation Act 1984 because works are proposed to be executed on the road. The effect of the Order would be to authorise the overnight closure, in phases, of:- a) the entirecirculatory carriageway of the roundabout at M25 Junction 23 (A1(M)/A1); b) the roads leading to and from both carriageways of the M25 at Junction 23 (A1(M) Junction 1/A1); c) the roads leading to and from both carriageways of the A1(M)/A1 at Junction 23 (A1(M) Junction 1/A1); d) the southbound carriageway of the A1 between Bignell’sCorner (M25 Junction 23) and Borehamwood Interchange (A5135); e) the road leading from the southbound carriageway of the A1 at Borehamwood Interchange (A5135); f) the northbound carriageway of the M1 between Junction 1(A406) and the tip of the nosing of the entry slip road at Junction 3 (London Gateway Services); g) the road leading to the northbound carriageway of the M1 at Junction 1(A406); h) the road connecting to the M1 northbound entry slip road from the eastbound road connecting the EdgwareRoad roundabout to Staples Corner roundabout at Junction 1 (A406); i) theroads connecting to and from both carriageways of the M1 at Junction 2(A1); and j) all of the roads leading to and from both carriageways of the M1 at London Gateway Services. -
The A1(M) Motorway (Junction 42 to Junction 43 and Junction 44) and the A64 Trunk Road (Temporary Prohibition of Traffic) Order 2011
STATUTORY INSTRUMENTS 2011 No. 89 ROAD TRAFFIC The A1(M) Motorway (Junction 42 to Junction 43 and Junction 44) and the A64 Trunk Road (Temporary Prohibition of Traffic) Order 2011 Made - - - - 11 January 2011 Coming into force - - 16 January 2011 WHEREAS, the Secretary of State for Transport, being the traffic authority for the A1(M) Motorway, the A64 Trunk Road and connecting roads, in the Districts of Leeds and Selby in the Counties of West Yorkshire and North Yorkshire, is satisfied that traffic on that motorway and some of those connecting roads should be prohibited because survey, investigation and general maintenance works are proposed to be executed thereon: NOW, THEREFORE, the Secretary of State, in exercise of the powers conferred by section 14(1)(a) of the Road Traffic Regulation Act 1984(a), makes the following Order: - 1. This Order may be cited as the A1(M) Motorway (Junction 42 to Junction 43 and Junction 44) and the A64 Trunk Road (Temporary Prohibition of Traffic) Order 2011 and shall come into force on 16 January 2011. 2. In this Order; – “the A1(M)” means the A1(M) Motorway; “the M1” means the M1 Motorway at Junction 48 (Hook Moor); “the A64” means the A64 Trunk Road “the northbound carriageway” means the A1(M) northbound carriageway from the nose of the northbound exit slip road at Junction 42 (Selby Fork) to its junction with the M1 northbound carriageway at Hook Moor (the A1(M) Junction 43), a distance of 4800 metres; “the southbound carriageway” means the A1(M) southbound carriageway from its junction with the M1 -
Prominent Car Dealership Premises
TO LET. Unit 24, Whitby Avenue, Park Royal, London NW10 7SF. Warehouse / Industrial Unit –4,826 sq f t (448.4 sq m) including Covered Loading. Property Features. • To be fully refurbished • Fitted first floor offices • End of terrace unit • 5.63m clear height • Trade counter potential • Covered loading • Undercroft for flexible future fit out • 5 car parking spaces Location. Terms. EPC. Located within the heart of Park Royal, on the Whitby Unit 24 is available by way of a new full repairing and D:87 Avenue Industrial Estate, Whitby Avenue. Accessed insuring lease at a annual rent of £87,000 per annum from Abbey Road, within the established and sought exclusive. after Park Royal industrial area. Legal Costs. The property is conveniently located for quick and easy Business Rates. Each party to bear their own legal costs. access to the North Circular Road (A406), providing access to the M1 motorway and Western Avenue (A40) The property has a rateable value of £40,250 and is eastbound providing access to Central London and described as “warehouse & premises”. All interested VAT. westbound for the A40 / M40, M25 and M4 motorways. parties should make enquires at Brent Local Authority. Ref: 55480024000001. Rent is subject to VAT. Park Royal station (Piccadilly line), Hanger lane (Central line) and Stonebridge Park (Bakerloo line) are all within walking distance. Description. An end of terrace unit comprising 5.63m clear height rising to 7.5 at the apex, warehouse lighting, undercroft for low height storage, trade counter or welfare accommodation and fully fitted first floor offices. Goods access is via a covered loading area and single level loading door measuring 4.82m wide by 5.0 high. -
M4 Smart Motorway Faqs
Transport for NSW M4 Smart Motorway FAQs Here are some of our top questions about the M4 Smart Motorway project. Which motorway is the M4? The M4 Motorway is a 35km long motorway that opened in Sydney in the 1960’s. It stretches from Concord in the inner west to Lapstone in the Blue Mountains. The M4 Motorway connects to the M5 WestConnex at Haberfeld and also intersects the Westlink M7 at Eastern Creek. What is the M4 Smart The M4 Motorway will become frst smart motorway in Motorway Project? NSW with new road structures and technology being installed from Parramatta to Penrith. What is a Smart Motorway? A Smart Motorway, also known as a Managed Motorway in Victoria, use real-time information, communication and trafc control systems in and alongside the road to improve trafc fow. Variable road signs and messages communicate to drivers how to best travel along the motorway for a safer, more consistent journey with less congestion. roads-maritime.transport.nsw.gov.au Page 1 of 3 M4 Smart Motorway FAQs Where else is this technology Smart motorway technologies are being used on Melbourne’s being used in Australia? M1 motorway and introduced in southern Queensland on several roads including the Ipswich Motorway. Some individual elements of the technology are already in place on Sydney roads including the M1, M2, M5 and M7 Motorways. Has this system delivered Yes, studies have reported a signifcant reduction in improvements in other motorway incidents and improved trafc fow. On locations? Melbourne’s M1 Motorway reports have shown: • Travel times have been reduced by up to 42 percent • Crash rates have decreased by 30 percent • Vehicle emissions have been reduced by 11 percent How does the Smart There are a number of diferent parts that work together to Motorway work? ensure trafc fow and safety along the motorway. -
England's Motorway Services Show Star Quality
England’s Motorway Services show star quality 9 March 2015: Top 5* star ratings have been awarded to seven Motorway Service Stations from across the country as part of VisitEngland’s Motorway Service Area Quality Scheme. Whether travelling for business or leisure, Service Stations provide important stopping points for people visiting an area and this experience can add to the overall enjoyment of the trip. As National Tourist Board for England, VisitEngland assesses the quality of service and customer experience at service stations across the country to help encourage a high quality experience for all travellers. Five leading operators took part in this year’s quality scheme - Extra, Moto, Welcome Break, Roadchef and Westmorland, who collectively own 107 sites across England. A further 42 services will received a 4 Star rating and the remaining 58 services are rated as 3 Star. As part of the Scheme, VisitEngland Assessors anonymously visited all the operators’ individual sites twice over the last 12 months and completed a thorough quality report. On each visit, the Assessor looks at the whole of the customer journey, from initial arrival right through to the use of facilities, retail and catering outlets, to departure. The sites’ service stations are assessed on the quality of catering, cleanliness, staff, food, forecourt, retail, service, toilet facilities and overall site – which can include anything from the baby changing, coach parking space or facilities for dogs. Top 5* ratings have been awarded to the following Motorway Service stations: Beaconsfield, Buckinghamshire, Beaconsfield achieved an overall score of 90 per cent which means that Junction 2 of M40, Extra the services has now progressed from 4* to 5* in the last 12 months. -
The London Gazette, 23Rd October 1959 6701
THE LONDON GAZETTE, 23RD OCTOBER 1959 6701 The Trunk Road {Market Place, Market Deeping) Special Roads Act, 1949 {Prohibition of Waiting) Order, 1959 The Minister of Transport and Civil Aviation hereby On 6th October 1959, *he Minister of Transport and gives notice in accordance with the Special Roads Civil Aviation made the above-mentioned Order under (Procedure) Regulations, 1950, as amended by the the Road Traffic Act, 1930, as amended, which will Special Roads (Procedure) (Amendment) Regulations, come into operation on- 27th October 1959. '1958, that the special roads described in the Schedule The effect of the Older is that with certain excep- to this notice (which together will form a system tions, no person' shall cause or permit any vehicle of special roads extending for approximately seventy- to wait between 8 a.m. and 8 p.m. on die north one miles' between poin-ts near Watford and St. side of that length of the Norman Cross—Grimsby Albans, Hertfordshire, and Dunchurch, near Rugby) Tronic Road (Route A. 16) in the Parish of Market will be open for use as Special Roads on 2nd Deeping, known as Market Place which lies between November 1959. its junction with Church Street and a point ninety T. R. Newman, An Assistant Secretary. feet east of that junction'. Copies of the Order may be obtained foom the THE SCHEDULE Secretary, Ministry of Transport and Civil Aviation Descriptions of Special Roads (RTc), 21/37 Hereford Road, London W.2. The special roads provided by the Minister in pur- suance of the following Schemes: (a) the Watford and South of St. -
Post Opening Project Evaluation M1 J10-13 HSR & Junctions
Post Opening Project Evaluation M1 J10-13 HSR & Junctions One Year After Study October 2016 Notice Although this report was commissioned by Highways England, the findings and recommendations are those of the authors and do not necessarily represent the views of the Highways England. While Highways England has made every effort to ensure the information in this document is accurate, Highways England does not guarantee the accuracy, completeness or usefulness of that information; and it cannot accept liability for any loss or damages of any kind resulting from reliance on the information or guidance this document contains. Post Opening Project Evaluation M1 J10-13 HSR and Junctions: One Year After Study Foreword Highways England’s motorways are some of the safest in the world. Our road network carries a third of road traffic and we have seen demand grow by a quarter since 2000 with continued growth forecast. One reason for the introduction is smart motorways is because there are more vehicles on the road. By making use of the full width of the road, smart motorways add that extra capacity to carry more vehicles and ease congestion. They have evolved from Controlled Motorways (with variable speed limits) to Dynamic Hard Shoulder Running (opening the hard shoulder as a running lane to traffic at busy periods) to All Lane Running (permanently removing the hard shoulder and converting it into a running lane). Compared to a traditional motorway widening they deliver: • Increased capacity at significantly less cost than traditional motorway widening. • New technology and variable speed limits to improve traffic flow. -
Highways England
Network Management This map shows the Areas for Maintenance and Improvement of the Trunk Road Network managed by Highways England AREA OFFICES MOTORWAY ALL PURPOSE SINGLE DUAL CARRIAGEWAY CARRIAGEWAY Temple Quay House Woodlands Piccadilly Gate The Cube 2 The Square, Temple Quay Manton Lane Store Street 199 Wharfside Street Under construction Bristol Manton Industrial Estate Manchester Birmingham BS1 6HA Bedford MK41 7LW M1 2WD B1 1RN In preparation Department’s Representative - KYLE MAYLARD Tel: 0113 283 5474 Switchboard - 0845 9 55 65 75 Switchboard - 0845 9 55 65 75 Switchboard - 0845 9 55 65 75 Widening SINGLE BOTH SINGLE BOTH Switchboard - 0845 9 55 65 75 DBFO (AREA) 25 - A69 Newcastle to Carlisle Direct Dial - 0117 372 + Ext. Direct Dial - 01234 79 + Ext. Direct Dial - 0161 930 + Ext. Direct Dial - 0121 678 + Ext. SIDE SIDES SIDE SIDES GTN 1371 GTN 3013 GTN 4315 Under construction GTN 6189 DBFO COMPANY (squares are illustrative and do not show accurate postioning) General & Operations Manager - Trevor Walker In preparation Bridge House Ash House Lateral Road Link (A69) Ltd (dots are illustrative and do not show accurate postioning) 32 25 T8 T8 T8 Stocksfield Hall, Stocksfield, Northumberland, NE43 7TN 1 Walnut Tree Close Falcon Road 8 City Walk Motorway junction full limited M6 Toll M6 Toll A road A road Guildford Sowton Industrial Estate Leeds (full) (limited) junction junction Tel: 01661 842 842 Fax: 01661 844 008 (numbered) GU1 4LZ Exeter EX2 7LB LS11 9AT Email: [email protected] Asset Delivery Manager - ANTONY FIRTH (Tel: 0113 283 6436) Trunk Road colour corresponds to Area number spot – see list Switchboard - 0845 9 55 65 75 Switchboard - 0845 9 55 65 75 Switchboard - 0845 9 55 65 75 Abnormal Load Contact - Linda Dodd AREA 14 - Northumberland, Tyne & Wear, Durham and North Yorks Design, Build, Finance and Operate Direct Dial - 0300 470 + Ext.