A new welcoming neighbourhood on Ascot Road

Orion Cassiobridge Limited (Orion) has submitted proposals to Watford Borough Council for a new residential-led quarter, which will include 485 much-needed new homes along with attractive new businesses. The brownfield site is identified for development in the Croxley View/Ascot Road Masterplanning Study commissioned by Watford Borough Council in May 2016.


The application can be viewed online at watford.gov.uk/publicaccess. Search for application number 17/00048/FULM


If you have any further questions please do contact us on 020 7125 0421 or email info@ascotroad-watford.co.uk.

We are passionate about Watford’s future and genuinely excited to be delivering a scheme that will transform the Cassiobridge area.


This is an opportunity for significant investment in the local community, which will trigger an economic boost for the local area and create a new residential quarter.


3.9 acres of underutilised land will be brought back into public use and over 700 new jobs created, a minimum of 60% of which will be for local


people. The investment in construction alone will be £90m - a tremendous boost to the local economy.


There is high demand for new homes in this area, particularly for high-quality apartments with good access to the London transport network. The Council set the parameters for the proposals by setting out its vision for a high-density scheme with a significant proportion, 35%, of affordable units.


The site

Orion Cassiobridge Limited (Orion) is developing plans for a residential-led quarter, a few minutes' walk from the new Cassiobridge Station.

Aerial view with site shown in red line boundary

The site is located on the northern end of Ascot Road by Cassiobridge and falls within Special Policy Area 6: Western Gateway, an area identified in Watford’s Core Strategy.


The site is a brownfield site at the northern end of Ascot Road. It is adjacent to the forthcoming Metropolitan Line station and bus interchange scheduled to open at Cassiobridge. It is close to Morrisons Supermarket and Ascot Road Community Free School, which have both recently opened.


Planned transport improvements and new local services mean this site is excellently-placed for residential development.

The site is unattractive, not in full use presenting a great opportunity to provide much-needed new homes as well as retail space.


The site is unusual in that there are few immediate neighbours. It is relatively self-contained and separated by the elevated railway tracks from existing homes to the north around The Gateway. Largely industrial in feel, the site is flanked to the north by the railway and bridge and to the west by a stretch of wasteland.


This brownfield site was previously home to the Post Office sorting office and is currently occupied by mostly empty, ageing warehouse buildings of poor quality.





The Proposals

The proposals are for a residential-led quarter. The scheme includes:

Our architects have undertaken a rigorous and robust process to determine the best design response to the site and the Council’s masterplan, exploring various options for the layout, massing and style of the buildings.


The majority of buildings proposed are between six and eight storeys, a scale similar to mansion blocks found around a traditional garden square. The tallest building has 23 residential storeys in addition to two lower floors of retail space.


  • 485 much-needed new homes for the private and affordable sectors, including fully accessible and larger family units (170 of which will be affordable homes)
  • Car parking spaces for 185 vehicles will be provided in an undercroft parking area. 575 cycle parking spaces will be provided on ground floor
  • Restaurants, cafés and shops along a pedestrian boulevard leading to the proposed Cassiobridge station
  • Space dedicated for community use
  • New public space, including woodland gardens, a tree-lined walk and generous landscaped areas.


November 2016

Public Exhibitions

December 2016

Submission of Planning Application

Summer 2017

Determination of Planning Application

Autumn 2017

Works Start On-Site, Subject to Planning

Autumn 2019


Community benefits


Please click here to view the exhibition boards from the consultation events held on Wednesday 2 November and Saturday 5 November 2016.


For more information please contact Jessica Stewart at Comm Comm UK on 020 7125 0421.


The team


Orion, a development and investment company, is leading the development process. Orion's projects focus on regenerating under-utilised land and buildings to become landmark destinations, enhancing the community infrastructure and appeal of a neighbourhood.


ESA Architecture Design

ESA is working on the design for the scheme. As a part of Capita, it is the UK’s seventh ‘AJ100’ architectural practice. It focuses on providing excellent design, which is sustainable, high quality and inclusive.



Comm Comm UK has been appointed to lead communications with the local community and stakeholders. Comm Comm UK is a specialist planning, licensing and construction consultancy with expertise and experience of advising and implementing consultation and communications programmes.



JLL Consulting is a leading planning consultancy with experience working with developers, occupiers, land and property owners on all types of developments.

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For general enquiries please contact:

020 7125 0421

34-35 Berwick Street, London, W1F 8RP


© 2017 Comm Comm UK