BRIEFING
PRESENTATION
A new legacy for Watford
DISCOVER THE EIGHT GARDENS
Why Watford?
THE EIGHT GARDENS BRIEFING PRESENTATION
LOCAL PLAN, JAN 2021
DEPARTMENT
FOR EDUCATION OF WATFORD
THE EIGHT GARDENS BRIEFING PRESENTATION Watford Connected 2 HOURS 1 HOUR M6 M6 M1 M1 M4 M25 M5 M40 M62 A1(M) M3 M20 M27 LONDON OXFORD MILTON KEYNES CAMBRIDGE BRIGHTON SOUTHAMPTON BRISTOL PLYMOUTH BIRMINGHAM MA NC HESTER LEEDS LIVERPOOL READING SLOUGH WATFORD EXETER CARDIFF WATFORD SLOANE SQUARE QUEENSWAY LONDON EUSTON BANK BANK VICTORIA BOND STREET KING’S CROSS WATERLOO 14 Minutes 14 Minutes 14 Minutes 14 Minutes 14 Minutes 14 Minute Zone 1 Journeys
THE EIGHT GARDENS BRIEFING PRESENTATION London Connections LONDON EUSTON 14 mins WEMBLEY CENTRAL 11 mins KINGS CROSS & ST PANCRAS (and Harry Potter’s Platform 9 ¾) 23 mins (1 change)* LONDON VICTORIA 29 mins (1 change)* BANK 30 mins (1 change)* CANARY WHARF 44 mins (2 changes)* BIRMINGHAM NEW STREET 1 hr 8 mins Times are approximate. Fastest journey times shown. Sources: Google Maps, nationalrail.co.uk and intalink.org *Times based on changing trains at London Euston BY TRAIN FROM WATFORD JUNCTION 10 TRAINS AN HOUR to London Euston 14 MINUTES BY TRAIN to London Euston KINGS CROSS & ST PANCRAS With 10 trains an hour from Watford to London Euston at peak times, plus fast links north to Birmingham, Watford is superbly connected. In addition, Kings Cross St Pancras International is only a 12 minute walk* from Euston station, with Eurostar services to Europe.
Rickmansworth Chorleywood Charlotte House Preparatory School York House School The Royal Masonic School for Girls M25 M25 Batchworth Park Golf Club London Heathrow Airport TRAINS AN HOUR to London Euston10 Watford voted NUMBER 1 commuter location on Zoopla
Bicester Village
THE EIGHT GARDENS BRIEFING PRESENTATION
1 HOUR DRIVE
Watford and Hertfordshire has been a national area for films and film-making for a century. It hosts some of the biggest and best names in Hollywood, including Elstree Studios, Warner Bros. Studios Leavesden and the BBC.
It is known for being the home for a thriving film, media and creative industry with many Oscar-nominated and award winning films being made only10 minutes away from The Eight Gardens.
OVER 1 BILLION OVER $900 MILLION OVER $800 MILLION OVER $700 MILLION OVER $600 MILLION OVER $500 MILLION OVER $400 MILLION Harry Potter and the Deathly Hallows –Part 2 (2011) Spider-Man: Far From Home (2019) Harry Potter and the Deathly Hallows –Part 1 (2010) Harry Potter and the Order of the Phoenix (2007) Harry Potter and the Goblet of Fire (2005) Harry Potter and the Chamber of Secrets (2002) ts and Harry Potter and the Prisoner of Azkaban (2004) Mission: ImpossibleFallout (2018) Fast & Furious Presents: Hobbs & Shaw (2019) Mission: Impossible Rogue Nation (2015) Justice League (2017) Fantastic Beasts: The Crimes of Grindelwald (2018) Sherlock Holmes (2009) Detective Pikachu (2019) Kingsman: The Secret Service (2015) Kingsman: The Golden Circle Warner Bros. Studio Leavesdon The studios are now one of the largest and most state-of-the-art secure filmmaking facilities IN THE WORLD UK’S MOST POPULAR TOURIST ATTRACTION
THE EIGHT GARDENS BRIEFING PRESENTATION Warner Bros. Studio Future EXTENSION PLANS SUBMITTED IN FEBRUARY 2022 11 SOUND STAGES, FOUR PRODUCTION BUILDINGS & THREE WORKSHOPS NATURALLY LANDSCAPED PARK FOR LOCAL RESIDENTS Estimated Completion: 2024
Harry Potter Studio Tour
The making of Harry Potter at the Warner Bros. Studio in Leavesden, Watford is a leading attraction in the South East. This remarkable tour takes you through the world of Hogwarts and Harry Potter, revealing many of the film’s secrets and giving you access to a magical array of sets and props.
VISITORS A DAY
THE EIGHT GARDENS BRIEFING PRESENTATION
6,000
What Actors have filmed in Watford?
THE EIGHT GARDENS BRIEFING PRESENTATION
RYAN GOSLING DANIEL RADCLIFFE BEN AFFLECK EWAN MCGREGOR
LIAM NEESON NATALIE PORTMAN SAMUEL JACKSON TOM CRUISE
WATFORD
THE EIGHT GARDENS BRIEFING PRESENTATION 14 MINUTES to London Euston
Rickmansworth
Chorleywood
Bushey Garston Watford North Brickett Wood How Wood M25 M1 M1 M1 M1 M25 M25 M25 A41 A41 A405 A41 London London Luton Airport The Grove Hotel, Golf Resort and Spa
Warner
Bros. Studio and
Harry
Potter Studio Tour
Atria
Shopping
Centre
Watford General Hospital
Watford Town Hall
WatfordStationJunction On the doorstep
THE REGENERATION OF WATFORD
THE EIGHT GARDENS
BRIEFING
PRESENTATION
The new complex has 16 retail units, a new department store, 11 restaurants a nine-screen cinema which makes it the 18th biggest retail destination in the UK.
THE EIGHT GARDENS BRIEFING PRESENTATION Watford Regeneration Started in 2018 7 WATFORD JUNCTION - Draft Development Brief Clarence Road Leavesden Road St. Albans Road Site Boundary between neighbouring areas. £1.6BN REGENERATION 3000 75,000 SQM 6000 SQM W COMMERCIAL SPACE NEW RETAIL SPACE WATFORD JUNCTION STATION 2 NEW PRIMARY SCHOOLS *The council is pushing relevant parties to re-commence strategy work
THE EIGHT GARDENS BRIEFING PRESENTATION Watford Junction Station REDEVELOPMENT OF WATFORD JUNCTION STATION VISITORS EVERY YEAR £180M 8M
THE EIGHT GARDENS BRIEFING PRESENTATION Watford Business Park Regeneration £20M 1,2007,100 SQM8 MINS 30 HECTARE SITE 180 INVESTMENTof new high grade industrial/commercial space in the redevelopment of the business park Enterprise Car & Van Hire Watford Observer Watford Royal mail Sorting Office Gravity Media Corona Energy BNI UK & Ireland Employing from The Eight Gardens currently home to over 100 businesses New jobs createdpeople BUSINESSES INCLUDE:
THE EIGHT GARDENS BRIEFING PRESENTATION Local Business 17 Pricewaterhouse Coopers an international professional services organisation - considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer of wine American multinational A multinational professional services network - considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores Pricewaterhouse Coopers an international professional services organisation - considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer ofwine American multinational A multinational professional services network - considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain big-box retail stores THE EIGHT GARDENS & entrepreneurs BIG BUS IN ESS and South Hertfordshire. It is also home to a number of major companies and has a thriving the-art facilities in Europe. 1200£20M* employeesinvestment for development 100 businesses WATFORD BUSINESS PARK 3 MILES / 4.8KM FROMTHE EIGHT GARDENS 54,700† employees in Watford There are Pricewaterhouse professional one of the Big Global leading The specialist American Private A multinational professional services network - considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Home improvement retailer and garden centre Online supermarket/grocery retailer Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores The Camelot group operator of the UK national lottery THE EIGHT GARDENS & entrepreneurs BIG BUS IN ESS and South Hertfordshire. It is also home to a number of major companies and has a thriving the-art facilities in Europe. Watford Final DraftLocal Plan January 2021 1200£20M employeesinvestment for development 100 businesses WATFORD BUSINESS PARK 3 MILES / 4.8KM FROMTHE EIGHT GARDENS 16 54,700† employees in Watford There are *Source:visitwatford.com/invest/key-developments/watford-business-park/ Pricewaterhouse professional services one of the Big Four Global leading The United specialist American Private coach Online A multinational professional services network considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Home improvement retailer and garden centre Online supermarket/grocery retailer and delivery company Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores The Camelot group operator of the UK national lottery UK Pub chain THE EIGHT GARDENS & entrepreneurs BIG BUS IN ESS and South Hertfordshire. It is also home to a number of major companies and has a thriving the-art facilities in Europe. † Watford Final DraftLocal Plan Janua 2021 1200£20M* employeesinvestment for development 100 businesses WATFORD BUSINESS PARK 3 MILES / 4.8KM FROMTHE EIGHT GARDENS 16 17 54,700† employees in Watford There are *Source:visitwatford.com/invest/key-developments/watford-business-park/ Pricewaterhouse Coopers an international professional services organisation - considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer ofwine American multinational Private coach service operator Online fashion retailer A multinational professional services network - considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Home improvement retailer and garden centre Online supermarket/grocery retailer and delivery company Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores The Camelot group operator of the UK national lottery UK Pub chain THE EIGHT GARDENS & entrepreneurs BIG BUS IN ESS Pricewaterhouse Coopers an international professional services organisation - considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer ofwine American multinational A multinational professional services network considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores THE EIGHT GARDENS BIG BUS IN ESS Pricewaterhouse Coopers an international professional services organisation considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer ofwine American multinational A multinational professional services network - considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Global brand of full-service hotels and resort Global leader in design and distribution retail stores 54,700* employees in WatfordThere are WATFORD WATFORD JUNCTION STATION THE EIGHT GARDENS & entrepreneurs BIG BUS IN ESS and South Hertfordshire. It is also home to a number of major companies and has a thriving the-art facilities in Europe. † Watford Final DraftLocal Plan anua y 2021 1200£20M* employeesinvestment for development 100 businesses WATFORD BUSINESS PARK 3 MILES / 4.8KM FROMTHE EIGHT GARDENS 16 17 54,700† employees in Watford There are *Source:visitwatford.com/invest/key-developments/watford-business-park/ Pricewaterhouse Coopers an international professional services organisation - considered one of the Big Four accounting organisations Global leading entertainment company The United Kingdom’s largest specialist retailer ofwine American multinational Private coach service operator Online fashion retailer A multinational professional services network considered one of the Big Four accounting organisations British fashion retail chain French concessions and construction company American multinational department store corporation Home improvement retailer and garden centre Online supermarket/grocery retailer and delivery company Global brand of full-service hotels and resort Global leader in design and distribution of premium lifestyle products An advertisement holding company A membership-only chain of big-box retail stores The Camelot group operator of the UK national lottery UK Pub chain
WATFORD GRAMMER SCHOOL FOR GIRLS 1.3 miles/2.1km WATFORD GRAMMER SCHOOL FOR BOYS 1.2 miles/1.9km 28 mins by foot IMMANUEL COLLEGE (SENIOR) 4.2 miles/6.8km 16 mins by car THE HABERDASHERS’ ASKE’S SCHOOL FOR BOYS ST HELEN’S 5.3 miles/8.5km 22 mins by car EXCELLENT EDUCATION CLOSE BY Watford
State & Grammar Schools
TIME
BICYCLE
TRAVELTIME
E
THE EIGHT GARDENS BRIEFING PRESENTATION
SECONDARY SCHOOL DISTANC E (miles/km) OF STEDRATING (if applicable)
BYCARBYBICYCL
(Specialist school) Watford Grammar School for Boys Watford Grammar School for Girls Parmiters School SECONDARY SCHOOL DISTANCE (miles/km) OFSTED RATING (if applicable) TRAVEL
BY CARBY
(Specialist school) Watford Grammar School for Boys Watford Grammar School for Girls West eld Academy Queens’ School Garston Manor School St Michael’s Catholic High School Parmiters School
THE EIGHT GARDENS BRIEFING PRESENTATION
THE EIGHT GARDENS BRIEFING PRESENTATION The Eight Gardens Vision 6.2 acre site910 private homes Creative work spaces 1,266 high quality new homes New primary school for nearly 450 pupils Mix of studio, 1, 2 and 3 bedroom apartments There will be 5 car club spaces in Phase 2 and 20% of spaces will be available for electric charging* Residents’ roof gardens and podium gardens Commercial and retail facilities including cafés, retail, leisure facilities and children’s play areas Landscaped squares and public open space with Wifi Residents’ facilities including a fully equipped gym, screening room and concierge Sustainability features such as rain water harvesting and Net Biodiversity Gain *subject to review
Site Plan Private Rented Units Private Rented Units UNION COURT PHASE 1 PHASE 2SCHOOL PHASE 2PHASE 1 PHASE 1 WATFORD JUNCTION STATION PHASE 1 (& facilities) PHASE 2 PHASE 2
Green
MEWS
Space garden gardensPROMENADE ROOF Computer generated images are indicative only. garden gardensPODIUM
& URBAN Computer generated images are indicative only. Computer generated images are indicative only. Water features including a cascade, stepping stones, fountains and shallow streams will also play a prominent role in the landscaping, creating an atmosphere of tranquillity. Access to green space is an important consideration for people when looking for somewhere to live, so the gardens here will be a particularly appealing draw.Computer generated images are indicative only. THE EIGHT GARDENS BRIEFING PRESENTATION
Public Art
DICKINSO
WI NGS
N ME WS SQUAR E
DI CKINSO
N ME WS GAR
WATERWAYS
FAUN A WAL K NATU RAL HERITAGE
Public Art
PEN N SQUARE
An open, central landscaped space with trees and topiary planting, creating the perfect setting for people to gather and meet.
DICKINSO N ME WS SQUARE
A mix of paving and grass makes for both a playful and functional outside space.
DICKINSO N ME WS GARDEN S
Gardens with play features, trees and grass enable the imagination to roam.
FAUN A WAL K
A green space that meanders around the edge of The Eight Gardens, giving residents a place to walk with nature.
PENN SQUARE LIFE Cedar tree in Cassiobury ParkTHE EIGHT
GARDENS BRIEFING PRESENTATION
Engaging art NIGHT AND DAY
THE EIGHT GARDENS BRIEFING PRESENTATION
THE EIGHT GARDENS BRIEFING PRESENTATION
Public
Site Location
THE EIGHT GARDENS BRIEFING PRESENTATION DICKINSON MEWSSQUARE FAUNAWALKPENNSQUARE2 3 4 3 2 1 4 UNIO N COURT AVEM HOUSE DA RT HOUSE D ICKINSO N ME WS FA UN A W AL K FA UN A W AL K PEN N ROAD D APPL E GROVE CE DRUS HOUSE TINE HOUSE GARDE N H EI GH TS
DICKINSON MEWS GARDENS
DICKINSON MEWS SQUARE
FAUNA WALK
PENN
SQUARE
Art
Sustainability at The Eight Gardens
BOXES for birds, bats and invertebrates to provide roosting sites so that these species can thrive
vehicle charging spaces
that more people can use electric cars, reducing fuel emissions and improving air quality
Sustainability and b o osting bio diversity are key comp onents of vision for The Eight Gardens
THE GOVERNMENT TARGET UNDER THE ENVIRONMENT ACT 2021
IS THAT ALL NEW DEVELOPMENTS HAVE A NET BIODIVERSITY GAIN OF 10%. WE ARE VASTLY ABOVE THIS WITH A TARGET OF 287%, CREATING A FLOURISHING ENVIRONMENT FOR WILDLIFE.
This will be achieved through a number of strategies such as the creation of new habitats and the planting of native plant and tree species.
cycle spaces and a bicycle hire scheme
Urban farming opportunities on roof gardens so residents can grow their own produce
LOG PILES and pebble beds
Log piles provide a home for fungi, mosses and lichens, and insects that birds feed on, while pebble beds are used by
R AINWATER HARVESTING to help reduce water consumption
new trees planted to absorb carbon dioxide, improve soil and provide homes for fungi, nesting birds, small mammals and insects
support bee populations, vital for pollinating plants and keeping the ecosystem healthy
Safe pedestrian routes along green streets to encourage walking and help reduce car usage
THE EIGHT GARDENS BRIEFING PRESENTATION
1,400
BEE HIVES
to
21 electric
so
300
Resident Facilities & Amenities
GYMNASIUM
THE EIGHT GARDENS BRIEFING PRESENTATION
CONCIERGE
THE EIGHT GARDENS BRIEFING PRESENTATION
BUSINESS LOUNGE
THE EIGHT GARDENS BRIEFING PRESENTATION
MEETING ROOM
THE EIGHT GARDENS BRIEFING PRESENTATION
that suits your style.
Specification
PE ON Y
S EDIU M
The colours suggest minimalism and indulgence, contrasting together to create an understated light and open home.
D AHLI A
A bold statement of deep and rich tones creates a comfortable yet elegant atmosphere.
THE EIGHT GARDENS BRIEFING PRESENTATION
THE EIGHT GARDENS BRIEFING PRESENTATION Watford Investment RENTAL VALUE GROWTH IS CURRENTLY HIGHER IN WATFORD THAN IN LONDON *DATALOFT INFORM, TO END MARCH 2022 *BASED ON SERVICE CHARGE OF £4.03 WATFORD ARCHES WATFORD LONDON Annual growth in rental values 5.5% 4.35% Annual growth in rental values (apartments) 5.4% 4.1% 1 Annual growth rental values-bed apartment 5.2% 4.4% THE EIGHT GARDENS UNIT MIX PRICE RANGE SIZE RANGE (SQ FT) AVERAGE YIELDS (GROSS) AVERAGE YIELDS (NET) ESTIMATED RENTAL PCM Studio 34 £285,000 - £336,000 403 - 412 4.9% 4.37% £1250 1 Bed 18 £385,000 - £500,000 537 - 540 4.42% 3.88% £1500 2 Beds 81 £504,500 - £602,500 664 - 756 3.99% 3.45% £1800 3 Bed 8 £599,000 - £620,000 846 3.93% 3.37% £2000 SERVICE CHARGE: £2.35 PER SQ. FT PA Averages Gross Net Studio 4.6% 4.2% 1 Bed 4.0% 3.6% 2 Bed 3.75% 3.2% THE EIGHT GARDENS
THE EIGHT GARDENS BRIEFING PRESENTATION Rental Demographic Household Types Average Age Renter Demographics Employment Sector WATFORD LONDON Average Age of tenant 34 32 Average Income of Tenant £39,677 £42,382 % Households in PRS 23% 25% WATFORD LONDON Tech sector 19.50% 12.60% Finance/Professional 19.50% 23.90% SINGLES WATFORD LONDON 27% 33% COUPLES/SHARERS WATFORD LONDON 38% 52% FAMILIES WATFORD LONDON 35% 15% 20-29 30-39 39% 36%51% LONDON LONDON 29% WATFORD WATFORD
Top Reasons To Buy
THE EIGHT GARDENS BRIEFING PRESENTATION LOCATION ATTRACTIONS REGENERATION AREA OUTDOOR SPACE FACILITIES