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PES/15 Plans List CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 6 December 2010 REPORT NO: PES. 15 ITEM REF NO LOCATION RECOMMEND ITEM REF NO LOCATION RECOMMEND 001 CR/2010/0248/OUT NORTH EAST AREA PROFESSIONAL PERMIT CENTRE FURNACE DRIVE, FURNACE GREEN, CRAWLEY 002 CR/2010/0312/FUL 5 PETERHOUSE PARADE (ABOVE PERMIT TESCO UNIT), POUND HILL, CRAWLEY 003 CR/2010/0463/COU 9, GRAND PARADE HIGH STREET, PERMIT WEST GREEN, CRAWLEY 004 CR/2010/0558/COU UNITS 2, 3 AND 4, LOWFIELD HEATH PERMIT INDUSTRIAL ESTATE OLD BRIGHTON ROAD, LANGLEY GREEN, CRAWLEY 005 CR/2010/0592/FUL 22 TILGATE FOREST RECREATION PERMIT CENTRE, TILGATE DRIVE, TILGATE, CRAWLEY 006 CR/2010/0593/NCC BEWBUSH COMMUNITY CENTRE, PERMIT DORSTEN SQUARE, BEWBUSH, CRAWLEY 007 CR/2010/0599/P24 VODAFONE TELECOMMUNICATIONS APPROVE MAST, CAR PARK, STATION WAY, NORTHGATE, CRAWLEY CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 6 December 2010 REPORT NO: RS. 15 ITEM NO: 001 REFERENCE NO: CR/2010/0248/OUT LOCATION: NORTH EAST AREA PROFESSIONAL CENTRE FURNACE DRIVE, FURNACE GREEN, CRAWLEY PROPOSAL: OUTLINE APPLICATION FOR THE REDEVELOPMENT OF THE SITE WITH UP TO 76 DWELLINGS TOGETHER WITH AMENITY SPACE, STRATEGIC LANDSCAPING, VEHICULAR ACCESS AND NEW PEDESTRIAN/CYCLE ROUTES AND WITH APPEARANCE, LANDSCAPING, LAYOUT AND SCALE AS RESERVED MATTERS TARGET DECISION DATE: 17 August 2010 APPLICANT/AGENT APPLICANTS NAME: West Sussex County Council AGENTS NAME: PPC Planning & Property Consultants Ltd ______________________________________________________________ PLANS & DRAWINGS CONSIDERED: 11843/S1 Topographical Survey, 21.2008.01 Location Plan, 21.2008.02 Existing Site Plan, 21.2008.10 Indicative Layout, 21.2008.11 Indicative Street Scenes A & B, 21.2008.12 Indicative Street Scenes C & D, CBA 7193.02 Tree Constraints Plan CONSULTATIONS Type Comments 1. Environment Agency Original objection on Flood Risk grounds withdrawn after consideration of further information 2. Thames Water No objection. Comments made regarding protection of sewers which cross the site 3. WSCC No highways objection. 4. National Air Traffic Services (NATS) No objection 5. BAA - Airport Planning no objection 6. Natural England No reply Consultation expiry date: 10 June 2010 Re-consultation expiry date: NEIGHBOUR LETTERS SENT:- The Occupier 36 – 38, 41, 42, 43, 44, 46, 47 & 53 Brantridge Road, 1 - 5 Chelwood Close, 5, 7, 8, 9, 10, 11, 12, 14, 15, 17, 20 Cranborne Walk, 11, 12 & 17 Epping Walk, 16, 21 – 31 Odds, 32 – 41,43, 44, 50 – 60, Evens, 64, 72 – 78 Evens Furnace Drive, 34 Loppets Road, 5 Silverdale Road, Oakhill EducationTrust REASON FOR REPORTING TO COMMITTEE:- This is a major development REPLIES RECEIVED:- 63 replies received: • Concern over use of a single cul-de-sac • Traffic generation and congestion issues • Lack of parking • Flooding issues • Flats would be out of character • Privacy and disturbance issues • Adverse effect on woodland and wildlife • Loss of open space A petition signed by 128 people opposing the development has also been received. THE APPLICATION SITE:- 1.1 The application site comprises 2.29 hectares (5.66 acres) of land and buildings formerly operating as the North Eastern Area Professional Centre in Furnace Drive, Furnace Green. The centre provides facilities for training courses run by the Learning Service of WSCC. The buildings on the site comprise approximately 2,500 sqm of floorspace in single storey structures. The site was formerly the Robert May First School. 1.2 The application site is essentially flat and contains approximately 7,500 sq m of building footprint and areas of hard surfacing for car parking and formerly children’s play. The majority of the site is open grassland although there is a significant area of trees and shrubs in the south east corner of the site, a line of trees and shrubs along part of the Furnace Drive frontage and a line of mature oaks towards the western boundary of the site. 1.3 The site lies to the south of Furnace Drive, a distributor road which links the residential areas of Furnace Green with the neighbourhood centre and the town centre. Furnace Drive has a width of 7.5 metres with footways on both sides and is subject to a 30mph speed limit. 1.4 The site currently has a single vehicular access to Furnace Drive. This access has a width of 6 metres and serves a car park with 75 car parking spaces. 1.5 To the south of the site lies an area of public open space used as playing fields and an area of woodland. Further to the south lies the Oaks School and its playing fields. 1.6 To the west of the site is Chelwood Close a small cul-de-sac of 17 two storey houses, a former pavilion now used as a children’s nursery and a children’s play area. 1.7 To the north of the site along the northern frontage of Furnace Drive is a row of semi detached two storey houses. 1.8 To the east of the site is public footpath which runs between Furnace Drive and Ashdown Drive. The footpath runs through a northern continuation of the woodland referred to in paragraph 1.5. Further to the east are a series of terraced streets at right angles to the footpath. These houses are in a “Radburn” type layout whereby the fronts of the houses are served by footpaths with vehicular access confined to the rear in the form of garage courts. THE PROPOSED DEVELOPMENT:- 2.1 The application seeks outline planning permission for: “Demolition of existing buildings and re- development with 76 Residential Units comprising: 42 x 2 & 3 bedroom houses, and 34 x 1 & 2 bedroom flats.” The application seeks only to determine the number of units and the means of vehicular access at this stage with appearance, landscaping, layout and scale reserved for future consideration. 2.2 The application is supported by a Design and Access Statement, a Flood Risk and Drainage Assessment, a Transport Assessment, a Residential Travel Plan, a Phase 1 Habitat Survey, a Bat Scoping Survey a Bat Emergence Survey, a Tree Survey and a Contaminated Land Risk Assessment. 2.3 The application proposes the construction of a single cul-de-sac to serve the development based upon the current point of access. PLANNING HISTORY:- 3.1 CR/2009/0102/OUT: Outline application for Demolition of existing buildings and redevelopment with 80 residential units comprising 12 x 3 bedroom houses, 36 x 2 bedroom houses, 22 x 2bedroom flats and 10 x 1bedroom flats. 3.2 Planning Permission was refused on the 20 th October 2009 for three reasons: 1. There is no evidence to demonstrate that the flood risk Sequential Test has been applied. Paragraph 5 of PPS25 requires decision makers to steer new development to areas at the lowest probability of flooding by applying a “Sequential Test”. In this instance no evidence has been provided to indicate that this test has been carried out. This is contrary to the advice in PPS25 and Policy GD23 and GD25 of the Crawley Borough Local Plan 2000. 2. The Local Planning Authority is not satisfied on the basis of the information supplied, that adequate provision has been made for the disposal of surface water from the site, such that any increased risk of flooding to adjacent properties is mitigated. The proposal therefore conflicts with Policy GD23 and GD25 of the Crawley Borough Local Plan 2000. and the provisions of PPS25 “Development and Flood Risk” 3. The Local Planning Authority is not satisfied on the basis of the information supplied that the risk of main river flooding now and in the future from Tilgate Brook which is culverted along Furnace Drive and Sylvan Road has been adequately assessed in the submitted Flood Risk Assessment contrary to Policy GD23 and GD25 of the Crawley Borough Local Plan and the provisions of PPS25 “Development and Flood Risk” PLANNING POLICY:- 4.1 Section 38 (6) of the Planning and Compulsory Purchase Act 2004 states that applications for planning permission must be determined in accordance with the relevant provisions of the Development Plan unless material considerations indicate otherwise. In the Crawley context, the Development Plan comprises: • The Crawley Borough local Development Framework: Core Strategy (CS) (October 2008 Revision) • Saved Policies of the Crawley Borough Local Plan 2000 • The RSS May 2009 The CS: 4.2 The Core Strategy sets out the following key objectives and principles with regard to housing: • To deliver sufficient housing to make up the current backlog to meet the requirements of the Structure Plan to 2011/12 pending an early and fundamental review of the LDF to provide certainty of delivery against the requirements of the South East Plan over the longer term to 2026; • To ensure housing occurs in the most sustainable locations with PDL as the focus for development; • To ensure the efficient use of land through higher densities, providing a living environment which is sustainable in the long term and respects its natural and built surroundings; • To ensure that strategic or major infill developments are delivered in accordance with the neighbourhood principle; • To secure a good mix of housing types and sizes; • To create an appropriate proportion and range of affordable housing. 4.3 Policy H1 of the CS sets out how the housing needs of the Borough will be achieved whilst restating the need for an early review. 4.4 Policy H3 aims to steer development to sites which: • Are in sustainable locations; • Maximise the use of PDL; • Are part of or an extension to an existing neighbourhood or within the town centre or Three Bridges Station Corridor; • Can be served by existing or new infrastructure; • Have good access to public transport services and footpaths/cycle paths; • Have good access to community services; • Are not subject to major physical or environmental constraints.
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