The human version (we wrote this, not the council)This section explains what the Local Plan is and how it was prepared. The Local Plan is the council's main planning document, setting the strategy for homes, jobs and infrastructure in Three Rivers up to 2041. It must follow national planning policy and, once adopted, replaces the Core Strategy (2011), the Development Management Policies document (2013) and the Site Allocations document (2014). Work began in 2017 with several rounds of public consultation, backed by technical studies. The plan comes in two parts: Part I contains planning policies and Part II sets out site allocations.
Watford
9 sections of the plan, in document order.
The human version (we wrote this, not the council)This section sets out the site allocations for Carpenders Park. Three housing sites are allocated with a combined indicative capacity of around 244 homes: Land at Oxhey Lane (98 homes), Land North of Oxhey Lane (96 homes) and Grange Wood (50 homes). The site tables set out size, phasing and Green Belt status, together with site-specific requirements and constraints that future planning applications must address.
The human version (we wrote this, not the council)This section sets out the site allocations for Croxley Green. Five housing sites are allocated with a combined indicative capacity of around 300 homes. The largest are Land at Croxley Station on Watford Road (163 homes) and Cinnamond House (80 homes), alongside smaller sites at garages off Grove Crescent (19), Land at Barton Way (8) and Land South of Scots Hill (30). Each site table lists size, phasing, whether land is greenfield or brownfield, Green Belt status and detailed requirements for future applications.
The human version (we wrote this, not the council)This section introduces the employment and economy chapter. The local economy relies on professional services, construction, retail and hospitality, with a notably strong film and TV sector at Warner Bros. Studios in Leavesden and many knowledge-based businesses. Many residents commute out of the district, though this has fallen since Covid. Demand for office space has declined, and the 2024 economic study finds the district has broadly the right amount for the next 15 years, but low vacancy rates mean existing offices should be protected while industrial and warehouse demand stays strong.
The human version (we wrote this, not the council)This policy supports business growth by promoting a range of employment sites and premises across the district. Within designated Employment Areas shown on the policies map, extra industrial floorspace and intensified office and industrial uses are supported, and non-employment uses are only allowed where they would not harm amenity or the area's role. Outside these areas, losing employment land to other uses requires evidence including 12 months of unsuccessful marketing at a realistic price and no reasonable prospect of continued employment use. Creative industries and expansion of Leavesden Studios are supported.
The human version (we wrote this, not the council)This section sets out the site allocations for Hunton Bridge. A single housing site is allocated: Land at Mill Place, with an indicative capacity of 10 homes. The site table records its size, phasing and Green Belt status, together with the site-specific requirements and constraints, including access, heritage and flood risk matters, that future proposals must take into account.
The human version (we wrote this, not the council)This section introduces the environment chapter. The district takes its name from the Rivers Colne, Chess and Gade, which meet at Rickmansworth, and with the Grand Union Canal and many former quarry lakes the area has a complex flooding picture and a wide floodplain. Three Rivers faces flood risk from rivers, surface water, groundwater, sewers and reservoirs, and climate change is expected to increase that risk. At the same time the district lies in one of the driest parts of the UK, so development must be flood-safe and use water efficiently.
The human version (we wrote this, not the council)This section introduces the design and heritage chapter. The district's housing stock includes many larger detached and semi-detached homes on generous plots, making it popular with families, with relatively few flats. Its character is shaped by the Metro-land developments that followed the Metropolitan line, featuring Tudor revival and Arts and Crafts styles. The plan aims to increase density and deliver more one, two and three bedroom homes while protecting this strong local identity, and to keep living standards high through minimum space standards and controls on subdividing homes.
The human version (we wrote this, not the council)This section sets out the retail hierarchy and centre allocations. Rickmansworth Town Centre is the principal shopping and service centre, serving the whole district. South Oxhey, Abbots Langley and Chorleywood are district centres, while Croxley Green (Watford Road and New Road) and Mill End (Money Hill Parade) are local centres, with smaller parades serving day-to-day needs. New retail development will be directed to the primary shopping areas of the town and district centres first. The boundaries of these centres are set out in the allocations.