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Planning application

The Eight Gardens Phase 2 Land At 94 - 98 St Albans Road And 114 St Albans Road Watford

Awaiting decision Watford 23/01052/VARM Variation of a Condition for a Major

Works: Demolition Major scheme

Read from the description, not a valuation. How we read the register

Relates to 21/01575/VARM

Still open. Anyone can comment while the consultation period runs, and comments go to the council rather than to us.

Proposal

Variation of Condition 2 (approved drawings), Condition 37 (BREEAM assessment) and Condition 41 (quantum of development) to increase the height of buildings N3 and N4, minor external and internal alterations to buildings N1, N2, N3 and N4, provision of 75 additional dwellings, provision of 231 additional balconies, changes to commercial floorspace and changes to landscaping, of planning permission 21/01575/VARM granted for - Hybrid planning application: comprising detailed planning application for the demolition of existing buildings and erection of Use Class C3 residential units and flexible commercial floorspace (Class E), public house and bar (sui generis), takeaway (sui generis), a new energy centre (sui generis) and associated car and cycle parking, landscaping including a new square and highway works including alterations to the existing access road. Outline planning application (all matters reserved except access) for the erection of a 2 form entry primary school (Class F) and nursery (Class E), associated car parking and landscaping.

As published by the council, reference 23/01052/VARM

Application record

Reference
23/01052/VARM
Type
Variation of a Condition for a Major
Status
Pending consideration
Received
16 Nov 2023
Validated
22 Nov 2023
Ward
Callowland
Decision by
Delegated

Site history

Applications at this address on the Watford register

This site has had 2 applications since 2023: 1 approved, 0 refused.

  • 25/00398/NONMAT Granted

    The Eight Gardens Phase 2 Land At 94 - 98 St Albans Road And 114 St Albans Road Watford

    Non - material amendment pursuant to planning permission 23/01052/VARM for variation of condition 5 wording (school)

    Decided 18 Jun 2025 Amendments

Timeline

Dates from the published record

  1. 16 Nov 2023

    Received by Watford

  2. 22 Nov 2023

    Validated

    Checked as complete and ready for consideration.

  3. 22 Aug 2026

    Added to PlanIndex

  4. Decision

    Awaiting decision

    Decision expected by 21 February 2024, 13 weeks from validation under the statutory target. Extensions of time are common and are agreed case by case.

    Watford took a median of 53 days over the applications it decided in the last year.

Cases linked to this one on the register

  • 21/01575/VARM Granted

    94 - 98 St Albans Road And 114 St Albans Road Watford

    Variation of Condition 2 (approved drawings), to amend the design of 4 buildings located south of Penn Road comprising Phase 1B, buildings S3 and S6 and Phase 1C, buildings S4 and S5, to create 53 additional dwellings, of planning permission 19/00507/FULM granted for - Hybrid planning application: comprising detailed planning application for the demolition of existing buildings and erection of Use Class C3 residential units and flexible commercial floorspace (Class E), public house and bar (sui generis), takeaway (sui generis), a new energy centre (sui generis) and associated car and cycle parking, landscaping including a new square and highway works including alterations to the existing access road. Outline planning application (all matters reserved except access) for the erection of a 2 form entry primary school (Class F) and nursery (Class E), associated car parking and landscaping (description as amended under planning ref. 21/01525/NONMAT).

    Decided 10 Jun 2022 Conditions

3 later applications on the register refer to this one:

  • 26/00502/NONMAT Granted

    The Eight Gardens Phase 2 Land At 94 To 98 St Albans Road And 114 St Albans Road Watford

    Non - material amendment pursuant to planning permission 23/01052/VARM for condition 27 amended drawing balustrade between Blocks S3 and S4

    Decided 16 Jul 2026 Amendments
  • 26/00468/NONMAT Granted

    Land At 94 To 98 St Albans Road And 114 St Albans Road Watford

    Non material amendment for proposed change of wording condition 15 (Remediation / Verification) pursuant to planning application 23/01052/VARM

    Decided 16 Jul 2026 Amendments
  • 25/00398/NONMAT Granted

    The Eight Gardens Phase 2 Land At 94 - 98 St Albans Road And 114 St Albans Road Watford

    Non - material amendment pursuant to planning permission 23/01052/VARM for variation of condition 5 wording (school)

    Decided 18 Jun 2025 Amendments

Documents

Plans, drawings, consultee responses and the officer's report

139 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

Watch members (£5 a month) open the document list from here.

Open the documents

What happens while it is decided

This application is with Watford for determination, against a statutory target of thirteen weeks. Over the last year Watford decided condition discharge and variation applications in a median of 57 days. More in our guide to how long planning decisions take.

About condition discharge and variation applications

This application deals with conditions on an existing permission, supplying the details a condition requires or asking to vary or remove one, without reopening the permission itself. More in our guide to planning application types.

Nearby applications

Within 0.3 miles

  • The 8 Gardens Scheme (Phase 2) Formerly 94 - 98 St Albans Road And 114 St Albans Road Watford

    23/00792/EIA Submitted 17 Aug 2023 50 yards away

    Screening Opinion in relation to Design Amendments to Phase 2 (Section 73 Minor Material Amendments)

    Decided Outline 1 doc

  • The Eight Gardens Phase 2 Land At 94 - 98 St Albans Road And 114 St Albans Road Watford

    25/00398/NONMAT Submitted 25 Apr 2025 50 yards away

    Non - material amendment pursuant to planning permission 23/01052/VARM for variation of condition 5 wording (school)

    Granted Amendments 3 docs

  • 94 - 98 St Albans Road And 114 St Albans Road Watford

    18/01008/SCO Submitted 9 Aug 2018 50 yards away

    Environmental Impact Assessment Scoping Report Demolition of existing buildings and redevelopment of the site to provide a mixed use scheme of up to 1,100 residential units ranging from seven to twenty eight storeys in height, up to 15,000 ft2 of commercial space, a new two form entry primary school and associated car parking and landscaping

    Granted Outline Demolition 67 docs

  • 94-96 St Albans Road Watford Hertfordshire WD24 4AD

    22/00237/ADV Submitted 22 Feb 2022 50 yards away

    Consent to display internally illuminated signage on hoarding on St Albans Road and Penn Road with the inclusion of two internally illuminated light boxes on St Albans Road. Signage and hoarding proposed in association with construction and marketing activities at 94-98 St Albans Road site.

    Granted Advertising 7 docs

  • 94-96 St Albans Road Watford Hertfordshire WD24 4AD

    22/00236/ADV Submitted 22 Feb 2022 50 yards away

    Consent to display eight non-illuminated pennant flags and one illuminated V-board (amended description)

    Granted Advertising 7 docs

  • 94 - 98 St Albans Road And 114 St Albans Road Watford

    23/00452/ADV Submitted 23 May 2023 50 yards away

    Consent to display a branded banner to the building's scaffolding (maximum 1 building at any one time) in association with construction and marketing activities at the Eight Gardens Development.

    Granted Advertising 12 docs

In Watford

  • 26/00766/DISCON Awaiting decision

    Watford Borough Council Town Hall Hempstead Road Watford WD17 3EX

    Details submitted for Condition 5 and 11 (hard landscaping) pursuant to planning permission 22/01237/FUL and 22/01238/LBC

    Received 30 Sep, published by the council 1 Oct 2026 Conditions
  • 26/00611/DISCON Granted

    Avenues Phase 2A Thomas Sawyer Way Watford Hertfordshire

    Details submitted for Condition 10. (archaeological works) pursuant to planning permission 24/00538/VARM

    Received 5 Aug, published by the council 9 Aug 2026 Conditions
  • 26/00610/DISCON Granted

    Avenues Phase 2A Thomas Sawyer Way Watford Hertfordshire

    Details submitted for Condition 21. (external materials phase 2A) pursuant to planning permission 24/00538/VARM

    Received 5 Aug, published by the council 9 Aug 2026 Conditions
  • 26/00767/DISCON Awaiting decision

    15A Lea Bushes Watford Hertfordshire WD25 9TL

    Details submitted for Condition 6 (Hard and Soft Landscaping) pursuant to planning permission 26/00629/FUL.

    Received 29 Sep, published by the council 7 Oct 2026 Conditions
  • 26/00751/DISCON Awaiting decision

    Palace View 38 High Street Watford WD17 2BS

    Details submitted for Condition 3.(external facing materials) pursuant to planning permission 25/00799/FUL

    Received 25 Sep, published by the council 1 Oct 2026 Conditions