CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE – 28 th NOVEMBER 2005
ITEM REF NO LOCATION RECOMMEND
001 CR/2005/0549/FUL 1 AND 3 BROAD WALK, NORTHGATE, REFUSE CRAWLEY
002 CR/2005/0672/FUL 40-62 GATWICK ROAD, THREE PERMIT BRIDGES, CRAWLEY
003 CR/2005/0721/LBC THE GEORGE HOTEL, HIGH STREET, CONSENT WEST GREEN, CRAWLEY
004 CR/2005/0727/P24 A23, CRAWLEY AVENUE, IFIELD, APPROVE CRAWLEY
CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 28 November 2005 REPORT NO: PS. 229 ITEM NO: 001
REFERENCE NO: CR/2005/0549/FUL
LOCATION: 1 AND 3 BROAD WALK, NORTHGATE, CRAWLEY PROPOSAL: ERECTION OF NEW SHOP FRONT, REPLACEMENT OF REAR SHOP STORE WITH NEW SHOP STORE, STAIR AND BIKE STORE AND ERECTION OF 4 X 1 BED FLATS ABOVE (AMENDED PLANS RECEIVED)
APPLICANT/AGENT
APPLICANTS NAME: Frank Verbeeten, AGENTS NAME: Sandra Lynch Arcitectural Services, ______
AMENDED PLANS/DRAWINGS:
CONSULTATIONS
Type Comments
1. Central Crawley Conservation Area Advisory Cttee Objection 2. Env. Health Division Objection 3. CP49 - County Architect No objection 4. Head of Transport Services No objection 5. Police No objection 6. English Heritage No comments
Consultation expiry date: 6 October 2005
NEIGHBOUR LETTERS SENT:-
The Occupier, 2-12 (evens) Broad Walk, 5, 5A, 12A Broad Walk, 85-89 (odds) High Street.
REPLIES RECEIVED:-
2 Letter of objection has been received raising the following issues; • Access to the rear of 89 High Street, • Privacy, • The proposal would represent a bland and stark structure, • The proposal would be detrimental to the character and appearance of the adjacent Grade II Listed building and the High Street Conservation Area, • No parking.
THE APPLICATION SITE :
1. The application site comprises two flat roofed retail premises fronting onto the Broad Walk which is within the Town Centre of Crawley. The surrounding area is mainly characterised by commercial properties at the ground floor level, however to the east of the site there are flats above, which are typical of the ‘New Town’ style. To the rear of the retail units are servicing and storage areas. There is a public house known as Brewery Shades to the west of the site which is a Grade II listed building and immediately adjacent to and adjoining the east is Kismet Kebab which is a fast food takeaway. To the nort h of the site there is also a hot food takeaway at 87 High Street. Situated in front of 1 Broad Walk is a large substantial tree. Further to the west of the site is the High Street Conservation Area, which contains a number of listed buildings.
THE PROPOSED DEVELOPMENT:
2. The proposal is for the erection of a new shop front, the replacement of the rear shop store with a new shop store, stair and bike store and the erection of 4 x 1 bed flats as 2 additional storeys above the shop units.
PLANNING HISTORY:
3. The only application of any note since the properties were first built was CR/2004/0661/COU which sought planning permission to change the use of the retail unit at 3 Broad Walk from A1 (retail) to A2 (professional services) which was refused. The adjacent property currently occupied by Kismet Kebab was granted a change of use to a takeaway from a A1 (retail unit) by application CR/92/173/COU.
PLANNING POLICY:
4. It is a statutory requirement that applications are to be determined in accordance with the Development Plan, unless material considerations indicate otherwise. The Development Plan here includes the West Sussex Structure Plan 2001-2016 and the Crawley Borough Local Plan 2000. Structure Plan Policy DEV1 deals with the quality of development requiring high design standards, taking into account integration with existing land uses and other urban design issues. Local Plan Policy GD1 expects development to be of a satisfactory standard of design and layout, appropriate to its location and not causing unreasonable harm to the amenities and environment of its surroundings in respect of overlooking or dominance. It also requires proposals to provide a satisfactory environment for those who will occupy, use or visit the development. Policy GD2 requires development to relate sympathetically to its surroundings and respect the character and quality of its setting. Policy GD5 expects trees to be retained wherever possible. Policy GD6 states that the layout of the development should provide adequate scope for tr ees to grow and mature. Policy GD16 states that the Council will require measures to reduce or eliminate the effect of pollution on development, where environmental pollution is in excess of national recognised standards and if measures cannot be taken an d maintained the development may not be permitted. Policy BN2 seeks to preserve and enhance the character and appearance of Conservation Areas. Policy BN20 seeks to resist development which would adversely affect trees. Policy H5 allows redevelopment within the built up area provided that the development can be successfully integrated into the local area. Policy H22 seeks good design, including the relationship with adjoining properties according to characteristics of the site and surroundings. Policy T2 seeks to resist development which would significantly increase hazards for road users and Policy T9 requires development to meet its demand for access including parking to required standards.
5. Policy GD1 also expects proposals for development to have regard to guidance published by the Council. Supplementary Planning Guidance (SPG) Note 3 ‘Standards for New Housing Development’ (especially concerning internal floor space) SPG Note 6 ‘Trees, ’ SPG Note 10 Affordable Housing and Interim SPG Note 16 ‘ Parking Standards and Transport Contributions,’ are all relevant to the determination of this application. All have been adopted by the Council following public consultation and are considered to have the weight advised in paragraph 5.22 of Planning Policy Statement 12 (PPS 12), ‘Local Development Frameworks.’
6. Regard must also be had to national Planning Policy Guidance (PPG). PPG 3 ‘Housing’ states a clear presumption in favour of using previously developed land and in particular sites close to shops, public transport and other facilities.
7. PPG 15 ‘ Planning and the Historic Environmen t’ provides comprehensive advice on the protection of historic buildings and conservation areas. Whilst the site does not lie within a conservation area and does not contain any listed buildings, it is close enough to the nearby High Street Conservation Area and listed building to make consideration of their setting material.
8. PPG24 ‘ Planning and Noise’ provides specific advice regarding proposals for development affected by noise. Generally, it advises that local planning authorities should consider carefully in each case whether proposals for noise sensitive developments such as housing would be compatible with existing activities. Such development should not normally be permitted in areas which are or expected to become subject to unacceptably high levels of noise. When determining planning applications for development which will be exposed to an existing noise source, local planning authorities should consider both the likely level of noise exposure at the time of the application and any increase that may reasonably by expected in the foreseeable future. It goes onto state that noise sensitive development should not normally be permitted where high levels of noise will continue throughout the night, especially when people are normally sleeping (23.00 to 07.00).
PLANNING CONSIDERATIONS:
9. The main issues in this case are the principle of providing residential accommodation in this location, the effect of the proposal on the character and appearance of the surrounding area including the High Street Conservation Area and listed building, whether the proposed site is appropriate for residential development having particular regard to odours and noise, whether the proposal would provide satisfactory living conditions for future occupiers in relation to dwelling floorspace and finally whether the proposal would provide sufficient parking.
The Principle of providing residential accommodation in this location
10. Planning Policy Statement (PPS) 6 ‘Town Centres’ and Planning Policy Guidance Note 3 ‘ Housing ,’ and PPG 13 ‘Transport’ all seek to promote proposals for new development within sustainable locations, such as town centres and above shops. This proposal would achieve this broader aim, however regard must also be had to the specific circumstances of the site and whether the site and surroundings are suitable for residential accommodation.
Character and Appearance
11. The visual context of the site is set by the flats above the existing retail units, the area of public space immediately to the south of the application site, the public house on the corner (known as Brewery Shades) which is a Grade II listed building and the substantial tree set to the south of Unit 1 Broad Walk. 12. The proposal is staggered in relation to the neighbouring buildings. It would be set above the height of the The Brewery Shades to the west, but below the height of the existing flats which are situated above the ground floor retail units to the east. The site is therefore a transitional site between the two storey Grade II Listed building and the three storey ‘New Town’ style shops and flats. It is considered that the proposal would not be overly dominant, or result in a form of development which would be out of scale with the surroundings. The block would also be visible from the High Street Conservation Area and the flank wall of the proposal would be seen above the height of the Grade II Listed Building. However, the existing ‘New Town’ style block of accommodation above the shops along Broad Walk already acts as a back drop albeit further away. It is considered that this is a transitional area in terms of architectural styles between the old and historic buildings commonly found within the High Street and the more modern and ‘New Town’ style buildings found along the Broad Walk. Furthermore the proposal through its detailing also seeks to visually break the flank walls up by adding windows to create visual interest.
13. The County Architect who advises the Council regarding applications which affect listed buildings and Conservation Areas states that he supports the proposal and it would fit comfortably on site.
14. There is a large mature oak tree which is situated to the front of the site. The Applicant is not proposing to fell this tree and the tree itself is not part of the application site. Some limited surgery to this tree may be required in order to reduce the canopy spread. However, it is considered that this surgery if necessary could be undertaken without detriment to the character or appearance of the tree.
15. It is therefore considered that the proposal would not harm the character or appearance of the surrounding area, including the Grade II Listed Building or the High Street Conservation Area. It would therefore accord with policy GD1, GD2, DEV1, GD5, GD6, BN2, BN20, H5 and H22.
Noise
16. An objection to the application has been received from the Council’s Environmental Health Division regarding noise. Specifically the objection relates to the close proximity of the existing public house known as ‘Brewery Shades’ to the proposed new residential units. The nature of the town centre and changes in the licensing of premises serving alcohol mean that the flats are also likely to experience high noise levels during the evening, later at night and in the early hours of the morning. This noise is of a particularly disturbing nature, containing singing, altercations and raised voices. The problem of noise from vehicles will also be an issue in this case. Environmental health has no direct control over this type of noise in the street.
17. In response the Applicant has proposed mitigation measures such as air conditioning to the flats and to install triple glazing. In response the Head of Environmental Services adds to his previous advice stating that it should also be noted that the noise likely to be experienced at the proposed site would include persons carousing on the street.
18. Part III of the Environmental Protection Act 1990 enables Council’s to take action where a the level of noise constitutes a ‘statutory nuisance.’ However this would not safeguard amenity. Furthermore the powers do not enable action to be taken with regard to noise and disturbance from the street. 19. Potential purchasers of these properties would be aware of this issues of increased noise and this would inform their judgement as to whether the proposal satisfied their requirements. However, it is important that schemes provide a satisfactory living environment for those who will occupy the units and provide environmental quality. It is considered that on balance the that the proposal would not provide a satisfactory environment for those who will occupy the development and therefore would be contrary to policies GD1 and GD17, H22 of the Crawley Borough Local Plan 2000.
Odour
20. The Council’s Environmental Health Division have also raised an objection regarding odour. They state that there are three sources of odour which would affect the proposed development, at Brewery Shades the public house immediately to the west of the application site, Kismet Kebab adjoining the application site to the east and Spice World cooking extract situated towards the north. Also the erection of this tall building in this position would create eddies which would hamper the dispersion of odours and cause the existing premises to experience increased effects from odour.
21. The Applicant proposes to install mitigating measures such as air conditioning units and a flue so the extract at Kismet Kebab could be linked to the proposed building to allow the odours to discharge above the proposed flats. The Applicant also states that the flue shown on the plans could be re-located if necessary to overcome the concerns of Environmental Health.
22. Environmental Health do not consider that the mitigation measures proposed would be acceptable. Bearing in mind the clear objection from Environmental Health, it is considered on balance that the proposal would be detrimental to the amenities of future occupiers and nearby residential dwellings by virtue of odour and would therefore conflict with Policies GD1, GD16 and H5.
Living conditions for future occupiers
23. The SPG produced by the Council for ‘ Standards for New Housing Development’ sets a minimum size standard of 33m² for a 1 bed space flat. All four of the flats would be in excess of this minimum standard and therefore would provide sufficient space. Therefore the proposal would accord with policies GD1 and H20 and the guidance in the SPG.
Parking Provision
24. The proposal does not make any provision for car parking. However the site is within a sustainable location being within the town centre. In addition to this the immediate areas surrounding the application site have suitable parking restrictions and therefore the proposal would not lead to an on- street parking problem. The proposal would provide secure storage for bicycles at the ground floor and therefore it is considered that the proposal would accord with national policy PPG 13 ‘Transport,’ policies T2, T9 and the Guidance in SPG 16.
CONCLUSIONS
25. On balance while the proposal appears to be consistent with planning policy in terms of providing residential accommodation is sustainable locations and appears acceptable in visual terms, given the strong objections received from Environmental Heath about the noise and odours at this particular site, it is recommended that the planning permission be refused.
RECOMMENDATION RE: CR/2005/0549/FUL
REFUSE - For the following reason(s):-
1. The proposed residential units by virtue of their location would be adversely affected by noise and would therefore not provide a satisfactory living environment for those who occupy the flats. The proposal would therefore be contrary to policies GD1, GD17 and H22 of the Crawley Borough Local Plan 2000.
2. The proposed residential units by virtue of their location would be adversely affected by odours. The proposed flue would also be detrimental to the amenities of neighbouring residential properties and therefore the proposal is contrary to Policies GD1, GD16 and H5 of the Crawley Borough Local Plan 2000.
CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 28 November 2005 REPORT NO: PS. 229 ITEM NO: 002
REFERENCE NO: CR/2005/0672/FUL
LOCATION: 40-62 GATWICK ROAD, THREE BRIDGES, CRAWLEY PROPOSAL: DEMOLITION OF EXISTING SITE INCLUDING PARTIAL RETENTION OF EXISTING STRUCTURES, TO PROVIDE 3 UNITS TO ACCOMMODATE 5 CAR DEALERSHIPS INCLUDING SERVICING, WORKSHOP, MAINTENANCE AND PREPARATION AREAS WITH ASSOCIATED ACCESS, LANDSCAPING AND BOUNDARY TREATMENT (AMENDED ADDRESS)
APPLICANT/AGENT
APPLICANTS NAME: Canadian & Portland Estates PLC, AGENTS NAME: RPS Group, ______
AMENDED PLANS/DRAWINGS:
CONSULTATIONS
Type Comments
1. BAA Safeguarding No response. 2. WSCC Planning No response. 3. Env. Health Division No Objection- Conditions relating to possible contamination supplied. 4. Head of Transport Services No Objection following amendments- Conditions supplied. 5. Arboricultural Officer No Objections- Advice relating to the landscaping scheme and replanting provided. 6. Police No Objection- Security advice offered.
Consultation expiry date: 10 October 2005
NEIGHBOUR LETTERS SENT:-
The Occupier, 140-146(Evens) Tinsley Lane; Boundary Court; Dor to Dor; Unit 13; 1- 8(All) Magellan Terrace; Royal Mail House; Platinum House.
REPLIES RECEIVED:-
One letter received - Comments made regarding landscaping scheme adjacent to Tinsley Lane, the impact of any floodlighting and noise from lorries making deliveries. Welcomed closure of access to site from Tinsley Lane.
OBSERVATIONS:-
The Application Site
1. The application site (3.31 hectares) comprises of two buildings one occupied by Suzuki (car showroom/ warehouse / office and industrial use) on the northern half of the site and one occupied by Jeffries Farm (car showroom with offices) to the south.
2. The site is located to the east of Gatwick Road at its junction with Fleming Way. It is bounded by residential properties in Tinsley Lane and a sports ground to the south, Gatwick Road to the west and industrial development to the north and east. The buildings currently have 3 separate accesses, the unit to the south from Tinsley Lane and the unit to the north via a roundabout on Gatwick Road and secondary access to the north west of the site. The area is highly commercial in character and is located on the edge of the Manor Royal Industrial Estate. It is served by the Fastway bus system which runs along Gatwick Road.
The Proposed Development
3. The application proposes to redevelop the site to provide 3 buildings designed to accommodate 5 car dealerships with servicing, workshop, maintenance and preparation areas with associated access and parking.
4. 2 buildings on the site would be stripped back to their frames and refurbished / re-clad (their footprints would be reduced) and a new unit constructed on the front of the site. It is intended to clad all the buildings in a similar way with white panels and install large glazed frontages to the showroom areas. The buildings would be 10.125m high with shallow pitched roofs, with full height parapet facades to hide the roof details. Thus, they would appear as flat roofed buildings when viewed from ground level. The recessed mezzanine office floors would be visible through the glazed frontages and would benefit from full commercial height ceilings.
5. The site would be accessed from Gatwick Road at the roundabout junction with Fleming Way, the site would be reorganised to enable the existing Tinsley Lane access, which currently serves the southern part of the site, to be closed. Parking provision is based on a ratio of 1/30m ² for car sales, 1/31m ² offices and 1/45m² for motor repairs plus 3 spaces per service bay. Parking for each unit would be around the buildings along with the necessary service and circulation space.
6. The site layout allows for limited landscaping along its northern and eastern boundaries and the retention and reinforcement of landscaping along the southern boundary. The western boundary to Gatwick Road benefits from a number of protected mature trees. Some of which are within the site boundary and others on the highway verge, maintained by West Sussex County Council. These are shown to be protected with additional low level planting in front of the external parking areas of Units 1 and 2.
7. The applicant has stated that Units 1and 2 are speculative developments with high-end vehicle franchises in mind for their occupation. Unit 1 has the capacity to have up to three brands sold in the unit, sharing offices and the workshop to the rear. The applicant has stated that the existing occupier of the southern unit, Jefferies Farm, would be accommodated in Unit 3, to the south east of the site.
Planning History
8. The building on the southern part of the site was granted planning permission in 2001 for a change of use to car sales display workshop and preparation bay with ancillary offices (CR/2001/0352/COU).
9. The Suzuki Building, to the north of the site, was granted permission in May 1980 for the research, manufacturing and warehousing of motorcycles and vehicles with associated offices.
10. The group of protected trees on the western boundary are worthy of protection and appear to be in good condition. Works to the protected trees have been granted over last few years.
Planning Policy
11. National Planning Policy documents PPS1 on ‘Delivering Sustainable Development’, PPG4 ‘Industrial and Commercial Development and Small Firms’ and PPG13 ‘Transport’ are relevant to this application. The principles of these national policy documents have been applied in policies in the recently adopted West Sussex Structure Plan 2001-2016.
12. Policy LOC1 in the Structure Plan encourages the re-use of previously developed land where the impact of the proposed development is acceptable in the locality. NE5 emphasises the importance of retaining existing employment sites and NE7 encourages development which supports the economic growth of Crawley/Gatwick and seeks to ensure the best use is made of employment land.
13. The employment and general policies in the Crawley Borough Local Plan 2000 are particularly relevant to this proposal. The application site lies within the main employment area partly within the defined area of Manor Royal and partly in an area identified as a buffer zone due to its proximity to residential development in Tinsley Lane. Policy E7 seeks to protect existing employment floorspace unless certain criteria exist. Policy E15 deals with proposals in the buffer zone and seeks to ensure that commercial development in these areas is carefully controlled (normally for B1 use) or if it is of nature which does not give rise to problems for the adjacent residential properties. Policy E16 deals with proposals within the Manor Royal Estate and seeks to promote the development of high technology, high quality design and environmental improvement.
14. In addition policies GD1 (Normal Requirements of all Development), GD2 (Development and its Setting), GD3 (Operational Requirements for a Site), GD4 (Comprehensive Development of Sites), GD5 /GD6 (Landscaping and Development) and GD8, GD9 and GD10 dealing with safety, security and access are all relevant considerations. Environmental Health Issues are addressed in policies GD19 (Contaminated Land), GD20, GD21 and GD31 (Illumination). Policy GD34 (Construction Work) is also considered relevant.
15. In relation to transport and parking measures policy T2 and Supplementary Planning Guidance Note 16 are relevant. The SPG was produced in response to the changed response to transport provision advocated in PPG13. It recommends maximum parking standards for different forms of development and provides guidance on the methodology for calculating transport contributions where appropriate.
Planning Considerations
Acceptability of Redevelopment for this Use (Policy Contex t).
16. The application proposes to redevelop a site occupied by an existing office, workshop facility and warehouse occupied by Suzuki and an existing car showroom occupied by Jefferries Farm for a similar use. While the showroom use is not considered as employment floorspace under policy E7, the use is considered acceptable in this location as given the size and nature of these operations and the fact that the existing occupier intends to occupy a unit in the redeveloped site. The vehicle workshops would be classified as a B2 use and thus continue the employment floorspace on the site, alongside the associated B1 offices. The proposal would result in an overall loss of 1,300m² of floorspace on site where 12,300m ² would be provided. It is considered that this loss of floorspace is acceptable given that the scheme would result in the refurbishment of the accommodation on the whole site and therefore accords with policy E7.
17. The proposal does not strictly comply with policy E15 which relates to redevelopment in the buffer zones which normally seeks redevelopment in use class B1 however, as the proposed occupier for the unit within this buffer zone area is the same as at present and the business would remain unaltered the proposal is considered acceptable and the proposal includes measures (discussed later in the report) which would safeguard the amenity of neighbouring residents.
Design , appearance and landscaping of the development
18. The current buildings on the site are dated and non-descript. The proposal to refurbish and construct a new building would improve the aesthetic appearance of the site as the buildings would appear more modern in design and would appear as a comprehensive development. The floorspace would be provided at 2 levels, the showroom and workshop space at ground floor with the mezzanine office area above. The uniform cladding proposed for the buildings would be broken up by the showroom glazing giving visual interest to the blocks. The height of the buildings would be the same as exists at present and typical of the other premises within this part of the Manor Royal Estate. The layout has been designed to allow views through the site from the roundabout on Gatwick Road, producing a more balanced streetscene and a safer environment.
19. The application retains the existing landscaping along the Gatwick Road frontage including the TPO trees and provides and opportunity to reinforce the landscaping along this road. The landscaping along the southern boundary with the sports field and properties in Tinsley Lane is also proposed to be reinforced. The redevelopment of the site allows for a comprehensive landscaping of the site which along with the uniform design of the buildings serves to reinforce the identity of this area.
20. The landscaping plan details various mature trees to be retained along the western, southern and eastern boundaries. In conjunction it also details some to be removed and replaced. The areas to the front of the units would be planted with low level shrubs and bedding plants with individual Birch trees through the site and on prominent corners. This would soften the appearance of the buildings and allow visibility through the site for security.
Transport Issues
21. The site is considered to be in a sustainable location with good access to the Fastway network. The proposed alterations to the access would encourage safer pedestrian/cycle crossing provision. The closure of the Tinsley Lane Access is considered beneficial as it would result in a reduction in the amount of non residential traffic turning into Tinsley Lane.
22. The site layout shows parking provision for each of the units identifying visitor, sales space, employee space and operational turning and loading areas. The Head of Transport Services has commented that the parking provision for the site is below the recommended maximum standard for unit 3 (SPG16) however given that there is a known occupier for this premises and the parking broadly reflects the current provision and there have been no reported problems, this is considered adequate. Parking for units 1 and 2 are also below the maximum standards however they are adequate for operational need and conditions controlling the parking areas on the site should adequately prevent overspill parking. The applicants have agreed to provide a new footway along the southern part of the new access road and to offer the first section of this road for adoption so that waiting and parking restrictions can be imposed to prevent on street parking. A Total Access Demand Contribution is not required in this case as the proposal would result in the net reduction of floorspace.
Impact on neighbouring properties and the surroundings
23. The site is surrounded to the north and east by industrial premises. It is not considered that this scheme would have any detrimental effect on the character and appearance of these properties. The relationship of the buildings in relation to these premises would remain unaltered. The new building would be located close to Gatwick Road and Tinsley Lane frontage however its siting is not considered to be unduly prominent in the surrounding area or street scene.
24. The southern boundary is proposed to be reinforced by landscaping. Unit 3 which is nearest to this boundary is proposed to be refurbished and therefore is no closer to the existing residential properties. The parking area for the workshop at unit 2 would be closer to 146 Tinsley Lane than the parking arrangement at present on the site however the workshop building would be 40m from the boundary of the site and this relationship and subject to appropriate conditions is considered adequate to safeguard the amenities of this occupier. The current land levels dip slightly to the north, thus a retaining wall would be necessary between Units 2 and 3. It is considered expedient to request finished floor levels before construction commences by condition, in order to assess the suitable height of any acoustic barrier along the southern boundary to protect the amenities of the neighbouring residents.
25. The development would result in the access to the southern part of the site on Tinsley Lane being closed and development relying on a single access at the Gatwick Road roundabout. This may have the additional benefit of reducing the amount of through traffic along Tinsley Lane.
Conclusions
26. The proposed redevelopment of this site is considered to be consistent with the policies in the adopted Crawley Borough Local Plan 2000. While there is a reduction in the overall amount of floorspace, the scheme results in a comprehensive redevelopment and modernisation of the units within the site and an opportunity to re-landscape and rationalise the access arrangements onto Gatwick Road. The modern design of the scheme is considered appropriate for its surroundings, the operational requirements of the scheme can be met and the scheme is considered to be appropriately designed to protect the amenities of the adjoining residential properties. RECOMMENDATION RE: CR/2005/0672/FUL
PERMIT - Subject to the following condition(s):-
1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990 (as amended).
2. No development shall be carried out unless and until a schedule of materials and finishes and, where so required by the Local Planning Authority, samples of such materials and finishes to be used for external walls and roofs of the proposed buildings have been submitted to and approved by the Local Planning Authority. Only the approved materials shall be used in the construction of the permitted buildings and associated works. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.
3. No development commence until there has been submitted to, and approved by, the Local Planning Authority a landscaping scheme. The approved details of the landscaping shall be carried out in the first planting and seeding season, following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which, within a period of five years from the completion of development die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with other of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of the amenity and of the environment of the development in accordance with Policy GD1 and GD5 of the adopted Crawley Borough Local Plan 2000.
4. No development shall commence details of screen walls and/or fences have been submitted to and approved by the Local Planning Authority and no buildings shall be occupied until such screen walls and/or fences associated with them have been erected. REASON: In the interests of amenity in accordance with Policy GD1and GD2 of the adopted Crawley Borough Local Plan 2000.
5. No development shall commence until details of an accoustic barrier along the southern boundary of the site abutting 146 Tinsley Lane has been submitted to, and agreed by the Local Planning Authority. Once approved the barrier should be installed and thereafter maintained. REASON: In the interests of the neighbouring resident's amenity in accordance with policies GD1 and GD21 of the adopted Crawley Borough Local Plan 2000.
6. No development, including site works of any description, shall commence the site unless and until all the existing trees/bushes/hedges to be retained on the site have been protected by a fence to be approved by the Local Planning Authority erected around each tree or group of vegetation at a radius from the bole or boles of 5 metres or such distance as may be agreed in writing by the Local Planning Authority. Within the areas so fenced off the existing ground level shall be neither raised nor lowered and no materials, temporary buildings, plant machinery or surplus soil shall be placed or stored thereon without the prior written approval of the Local Planning Authority. If any trenches for services are required in the fenced off areas they shall be excavated and backfilled by hand and any tree roots encountered with a diameter of 25 mm or more shall be left unservered. REASON: To ensure the retention and maintenance of trees and vegetation which is an important feature of the area in accordance with Policy GD5 and GD34 of the adopted Crawley Borough Local Plan 2000.
7. No work for the implementation of the development hereby permitted shall be undertaken on the site on Sundays or Public Holidays or at any other time except between the hours of 8 a.m. and 6 p.m. on Mondays to Fridays. REASON: To safeguard the amenities of nearby residents in accordance with Policy GD34 of the adopted Crawley Borough Local Plan 2000.
8. No public address or other sound amplification system shall be installed or used without the prior written consent of the Local Planning Authority. REASON: To safeguard the amenities of nearby properties in accordance with Policies GD1 and GD20 of the adopted Crawley Borough Local Plan 2000.
9. No external lighting or floodlighting shall be installed without the prior written approval of the Local Planning Authority. REASON: To safeguard the amenities of nearby residents in accordance with Policy GD9 of the adopted Crawley Borough Local Plan 2000.
10. The development hereby permitted shall not commence until details of the proposed surface water and foul drainage and means of disposal have been submitted to and approved by the Local Planning Authority and no building shall be occupied until all drainage works have been carried out in accordance with such details as approved by the Local Planning Authority. REASON: To ensure that the proposed development is satisfactorily drained in accordance with Policy GD24 of the adopted Crawley Borough Local Plan 2000.
11. Development shall not commence until a scheme to deal with contamination of the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an investigation and assessment to identify the extent of contamination and the measures to be taken to avoid risk to the public when the site is development. Development shall not commence until the measures approved in the scheme have been implemented. REASON: To safeguard occupiers of the site in accordance with Policy GD19 of the adopted Crawley Borough Local Plan 2000.
12. Before any work for the implementation of this permission commences, detailed plans and particulars of the land levels and the finished floor levels of the buildings shall be submitted to and approved in writing by the Local Planning Authority. The bulidings shall be constructed in accordance with the approved levels. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity in accordance with Policies GD1and GD2 of the adopted Crawley Borough Local Plan 2000.
13. Loading and unloading to the buildings identified as Units 2 and 3 on approved drawings may only take place between 0800hrs and 1900hrs Monday to Friday and 0800hrs and 1800hrs on Saturdays and at no other times (including public holidays). REASON: To safeguard the amenities of neighbouring properties in accordance with policies GD1 and E15 of the adopted Crawley Borough Local Plan 2000.
14. The uses permitted in buildings identified as Units 2 and 3, on approved drawings may only be operated between 0800hrs and 1900hrs Monday to Friday, 0800hrs and 1800hrs on Saturdays, 1000hrs and 1600hrs on Sundays and at no other times. REASON: To safeguard the amenities of neighbouring properties in accordance with policies GD1 and E15 of the adopted Crawley Borough Local Plan 2000.
15. The buildings hereby permitted shall not be occupied unless and until the accesses from the site to the public highway in Gatwick Road have been designed, laid out and constructed in all respects to the satisfaction of the Local Planning Authority. REASON: In the interests of highway safety, in accordance with policies GD1 and T2 of the adopted Crawley Borough Local Plan 2000.
16. The buildings hereby permitted shall not be occupied unless and until the access roads, car parking and servicing areas have been designed, laid out and constructed to the satisfaction of the Local Planning Authority. REASON: To ensure an adequate means of access to serve the development in accordance with policies GD1 and T2 of the adopted Crawley Borough Local Plan 2000.
17. Details of the car parking layout showing provision for each use at each unit shall be submitted to the Local Planning Authority to be agreed in writing. The approved plan shall be implemented before the permitted buildings are occupied and thereafter maintained. REASON: In the interests of Highway Safety in accordance with policies GD1, T2, T8 and T9 of the adopted Crawley Borough Local Plan 2000.
18. No development shall take place until details of a system for wheel cleansing and loading, off loading, parking and turning arrangements for all construction site vehicles, have been submitted to the Council for approval. The approved scheme shall be installed before works first begin on the land and shall be used at all times until completion of the development. REASON: In the interest of highway safety as supported by Policies GD1 and T2 of the adopted Crawley Borough Local Plan 2000
19. No construction/building work shall commence on site unless there is available within the site in accordance with details approved by the Local Planning Authority provision for the temporary parking of vehicles and the loading and unloading of vehicles associated with the building or other operations of the site throughout the period of work required to implement the development hereby permitted. REASON: In the interests of road safety in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000.
20. No work shall commence on site unless provision is available within the site, in accordance with plans and details approved by the Local Planning Authority, for all temporary contractors' buildings, plant and stacks of materials associated with the development and such provision shall be retained for these purposes throughout the period of work on the site. REASON: To avoid undue congestion on the site and consequent obstruction to access in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000..
21. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 as amended, the building shall not be extended or altered in any way unless permission is granted by the Local Planning Authority on an application in that behalf. REASON: In order for the local Planning Authority to control the site in accoredance with policies GD3 and T2 of the adopted Crawley Borough Local Plan 2000.
INFORMATIVES
1. The applicants will be required to enter into a Section 38/111/278 agreement with West Sussex County Council for the access improvements, access road dedication and the closure of the Tinsley Lane access.
2. The applicants should contact the Petroleum Licensing Officer of West Sussex County Council, Trading Standards Service, Centenary House, Durrington Lane, Worthing, BN13 2QB, at least 28 days prior to the works commencing. REASON: As a precautionary measure, following permission granted for the installation of petrol tanks under planning ref CR/404/81.
REASON FOR APPROVAL
1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations, including Supplementary Planning Guidance Note 16.
GD1- The Normal Requirements of All Development,
GD2- Development and its Setting, GD3-Operational Requirements for a site GD4-Comprehensive Development GD5/GD6-Landscaping and Development GD8/GD9-Safety & Security GD10-The Needs of the People with Disabilities and Mobility Problems, T7- Parking GD19-Contaminated Land E7- Protection of Employment Floorspace E15-Employment Buffer Zones E16-Manor Royal Estate
CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 28 November 2005 REPORT NO: PS. 229 ITEM NO: 003
REFERENCE NO: CR/2005/0721/LBC
LOCATION: THE GEORGE HOTEL, HIGH STREET, WEST GREEN, CRAWLEY PROPOSAL: LISTED BUILDING CONSENT TO FORM DOORS PREVIOUSLY BLOCKED UP ALLOWING ACCESS TO RESTAURANT AREAS
APPLICANT/AGENT
APPLICANTS NAME: Mr Dinesh Patel AGENTS NAME: Mr Christopher Stone ______
AMENDED PLANS/DRAWINGS:
CONSULTATIONS
Type Comments
1. Central Crawley Conservation Area Advisory Cttee Objection. 2. CP49 - County Architect No objection. 3. English Heritage No comments.
Consultation expiry date: 4 November 2005
NEIGHBOUR LETTERS SENT:-
The Occupier, 50, 60, 53, 55, 57, 59, 61 High Street, 1 Grand Parade, The White Hart PH, 1-5 (all) Ifield Road, 10, 5A Ifield Road, Burstow & Burstow, Southern Counties Garage, Shaw House.
REPLIES RECEIVED:-
1 letter of objection has been received from the Central Crawley Conservation Area Advisory Committee raising the following issues; • The proposal by virtue of its materials and design is considered to be out of keeping with the listed building and the character of the wider conservation area. • The retention of the entrance way is considered to be important and relevant to maintaining the historic value of the listed building and conservation area.
THE APPLICATION SITE:-
1. The application site comprises the George Hotel, which is Grade II* Listed Building set on the western side of the High Street Conservation Area.
THE PROPOSED DEVELOPMENT:-
2. The proposal seeks listed building consent to form open doors which were previously blocked up, which would allow access to the restaurant areas. The proposal initially sought to remove the large wooden yard entrance doors, however this aspect of the proposal has been withdrawn and does not form part of the current application.
PLANNING HISTORY:-
3. There have been numerous previous applications in respect of this site. However since 2000 t here have been a few applications of particular note. Application CR/2000/0443/LBC which sought the removal of lower level open bar, metal gates and erection of timber gates to existing posts to existing carriageway arch was granted consent.
PLANNING POLICY:-
4. The development plan for the area includes the Crawley Borough Local Plan 2000. Policy GD1 seeks to ensure that new development is satisfactory in scale, character and appearance. Policy GD2 expects proposals to relate sympathetically to its surroundings and to respect the particular character, quality and special features of its setting. Policy BN2 seeks to preserve and enhance the character and appearance of conservation areas and expects proposals to respect the character of the locality and existing buildings including the use of materials. This policy also seeks to ensure that views into and out of conservation areas are not adversely affected. Policy BN7 relates specifically to the High Street Conservation Area and expects proposals to amongst other matters, be compatible with its historic setting and to preserve and enhance the appearance and trading character of the High Street. Policy BN11 states that proposals which affect a listed building will only be permitted if there is no adverse impact on the building’s historic or architectural interest, appropriate materials are used and existing walls, railings, gates and other features are retained with the minimum of alteration.
PLANNING CONSIDERATIONS:-
5. The main issues in this case are the effect of the proposal on the character and appearance of the George Hotel and the surrounding conservation area.
Character and appearance
6. The proposal seeks consent to insert four new separate entrance ways. Two new entrance ways are proposed to the northern end of the building. This would involve the replacement of a projecting bay window with a double set of doors to form one entrance way and the insertion of a further door further south. A further two entrance ways are proposed towards the south of the building, one of which would replace a existing window and the other inserted into the flank wall.
7. The first issue for consideration therefore is the alteration of the existing bay window to provide a new access to the restaurant, within the more modern extension (late 17 th early 18 th Century) of the George, towards the northern end of the building. This part of the George Hotel is architecturally distinct from the rest of the hotel, with white render covering the entire of the front façade, no vertical tile hanging, only limited timber detailing at the bottom of the building, narrower sash windows and a higher eaves. Currently the bay window which is set centrally within this part of the building has a hipped tiled roof above. This feature would be retained and the entrance doors installed to replace the existing bay window. The proposed doors would replicate the timber detailing on this part of the George Hotel and would be positioned under the existing hipped canopy. The proposed new entrance would be an attractive addition to this part of the Hotel, serving to articulate the entrance to the restaurant and would not have a detrimental impact upon the character or appearance of the Hotel.
8. The second alteration, to this relatively more modern part of the George Hotel, would be the installation a further doorway to the south of the current bay window. The proposal would therefore create two doorways close to each other. The Applicant states that this used to be a doorway, but was blocked up and are therefore seeking to reinstate it. This doorway would be smaller compared with the large double doors proposed to the north and also given it would not have the hipped canopy above, would read visually as a second entrance. This doorway would be situated under an existing sign for the George Hotel and a local history plaque, which would remain situated just above. The door would also be glazed, with panelling to match the other proposed doors and the detailing on the lower part of the George Hotel. Both doors would have steps set beneath, which would add visual interest and further articulate this entrance way.
9. The third alteration seeks to replace an existing window with a new dark oak door. The door would be situated between a small and large window. It is considered that the loss of this window would not have an adverse impact upon the character or appearance of the George Hotel.
10. The fourth and final alteration proposed seeks to insert a new dark oak door to the southern end of the building. Currently this part of the façade is blank with a first floor window situated above. The insertion of a door beneath the window would add to the visual interest of this part of the building and it is considered would not be detrimental to the character of appearance of the George Hotel.
11. It is therefore considered the proposed alterations would improve the overall appearance and attractiveness of the George Hotel, opening it up and allowing wider views into the building, which would improve its attractiveness to pedestrians. It is considered that the proposed alterations would not be detrimental to the character or appearance of this listed building, or the wider High Street Conservation area in which it is situated. The proposal would accord with Policies GD1, GD2, BN2, BN7 and BN11 of the Crawley Borough Local Plan 2000.
Other Matters
12. Concern has been expressed by the Conservation Area Advisory Committee regarding the choice of materials. The choice of materials will be important in ensuring that the proposed alterations fit sympathetically with the original building and the wider conservation area as a whole. Therefore having regard to Circular 11/95 ‘The Use of Conditions in Planning Permissions’ it is considered necessary to attach a condition upon any consent which requires the Applicant to submit a schedule of materials for the Council to approve before any work is carried out.
CONCLUSIONS:-
13. For the reasons given above and having regard to all matters raised it is recommend that the application should be granted consent subject to conditions.
RECOMMENDATION RE: CR/2005/0721/LBC
CONSENT - Subject to the following condition(s):-
1. The works for which Listed Building Consent is hereby granted must be begun not later than the expiration of three years beginning with the date of this consent. REASON: To comply with Section 18 of the Town & Country Planning (Listed Buildings & Conservation Areas) Act 1990.
2. At all times during the progress of the work hereby approved, adequate measures shall be taken to protect the remaining part of the Listed Building from collapse and/or structural damage. REASON: To preserve the character of the locality in accordance with Policy BN11 of the Crawley Borough Local Plan 2000.
3. Upon completion of the work for which Listed Building Consent is hereby granted, any damage caused to the fabric of the building shall be made good to the satisfaction of the Local Planning Authority. REASON: To preserve the special character of the building for the future in accordance with Policy BN11 of the Crawley Borough Local Plan 2000.
4. No development shall be carried out unless and until a schedule of materials and finishes and, where so required by the Local Planning Authority, samples of such materials and finishes to be used for external walls (and roofs) of the proposed building(s) have been submitted to and approved by the Local Planning Authority. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.
CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 28 November 2005 REPORT NO: PS. 229 ITEM NO: 004
REFERENCE NO: CR/2005/0727/P24
LOCATION: A23, CRAWLEY AVENUE, IFIELD, CRAWLEY PROPOSAL: ERECTION OF 15M HIGH STREET STYLE COLUMN WITH ADJACENT EQUIPMENT CABINETS FOR ORANGE
APPLICANT/AGENT
APPLICANTS NAME: Tony Hewat, AGENTS NAME: ______
AMENDED PLANS/DRAWINGS:
CONSULTATIONS
Type Comments
1. Network Rail Reply awaited 2. Head of Transport Services No highway obejction 3. BAA Safeguarding Reply awaited 4. National Air Traffic Services (NATS) No objection.
Consultation expiry date: 28 November 2005
NEIGHBOUR LETTERS SENT:-
The Occupier, Ifield Community College; Manor Green College; Manor Green Primary School; St Margarets Primary School; Gossops Green Com Primary School; St Wilfreds Catholic Com School; 10 – 50 (evens) Filbert Crescent.
REPLIES RECEIVED:-
2 letters of representation have been received objecting to the proposal on the following grounds: • The proposal could be detrimental to health and is close to a school. • The mast is out of keeping with the environment.
OBSERVATIONS:-
The Application Site
1. The application site is a wooded section of highway verge on the west side of the A23 in Crawley Avenue, Ifield. The site is bounded by the railway line to the south, an area of woodland to the west (which has planning permission for a Sikh community centre) and the A23 to the north and east beyond which is Snell Hatch Cemetery. The Proposed Development
2. The application is for a 15 metre street style mast to accommodate 3 antennas and associated equipment cabinets to be installed on a concrete base next to the mast. The mast and cabinets would be sited on the western side of the verge adjacent to the footpath.
3. The application, made under Part 24 of the Town and Country Planning Act (General Permitted Development) Order 1995 (amended) which requires that the developer shall apply to the Local Planning Authority for a determination as to whether the prior approval of the Authority is required for the siting and appearance of the development and if so, notice of the decision, whether given or refused, is given within 56 days of the receipt. In this case prior approval is required.
Planning History
4. There is no planning history in respect of this particular site. The applicants state that the proposed site would be brought forward instead of Overdene Drive as there is a procedural argument over whether prior approval has been given for a mast in this location.
Planning Policy
5. The main considerations in the determination of this application relate to whether or not the proposal complies with the relevant policies in the adopted Local Plan (GD1, GD2, GD32 and T2), Supplementary Planning Guidance on Mobile Phone Masts (SPG15) and National Planning Policy Guidance Note 8 (PPG8 on ‘Telecommunications’).
6. PPG8 supports the growth of new and existing telecommunications systems while keeping the environmental impact to a minimum. It stresses the need for protection from visual intrusion and that operators should use sympathetic design and camouflage to minimise the impact of the development on the environment. It also advises a precautionary approach to assessing the possible health dangers of mobile phone masts. It recommends that all proposed masts should comply with the requirements of the radio frequency (RF) public exposure guidelines of the International Commission on Non- Ionising Radiation Protection (ICNIRP). The agent has certified that the proposed equipment has been designed to be in full compliance with these guidelines. Therefore, it should not be necessary to consider the health effects further.
7. Policy GD1 seeks to ensure development is of a satisfactory standard of design and layout and is appropriate in terms of location, scale height and views and does not cause unreasonable harm to the amenities and surrounding environment. GD2 seeks to protect the surroundings and public views and vistas. T2 seeks to ensure development would not result in a significant increase in traffic hazards.
8. GD32 provides specific guidance on telecommunications development. It states that such proposals will be permitted where all alternative sites have been considered and the development is sited to minimise the visual impact and effect on the character and amenity of the surrounding area. The policy also requires the number of masts to be kept to the minimum necessary and to demonstrate that mast sharing has been fully explored. This general policy is expanded upon is SPG15.
Planning Considerations
9. The key considerations in this case are the suitability in terms of visual impact of the proposed mast, its impact on the surrounding area, its siting in relation to residential and school uses, the adequacy of the site search and supporting information to justify the proposal.
10. The 15m mast would be set against a backdrop of mature trees (approximately 12 m high). Only the top portion of the mast would be visible above the tree line. It is not considered that the mast would appear visually intrusive as the site is well screened to the west by mature trees and would be appropriately coloured to further camouflage the structure.
11. The immediate surrounding area to the proposed mast site has a variety of tall structures including high level street lights along the A23 and floodlights for the school playing fields /pitches. It is not considered the mast structure would look out of place in the locality.
12. The mast would not be readily visible from residential properties, the nearest residential property is in Filbert Crescent to the south approximately 100m away, the site separated from these properties by the railway line and tree screening. Glimpses of the top of the mast may be visible from Southwater Close to the west of the site but there is significant distance between the properties and the proposed masts the sports pitches occupying the intervening land. The site is 70m away from the edge of the school sports pitch however, the main school buildings for Ifield Community College would be approximately 200m away from the mast.
13. The applicant has demonstrated that the site is required to provide coverage as part of its requirements as a network operator, there is no opportunity for mast sharing in the surrounding area and that the mast would be operational within the ICNIRP guidelines.
Conclusions
14. The mast is considered to be appropriately located and can be finished in a suitable colour to minimise its visual impact on the surrounding area. It is considered that the applicants have demonstrated an adequate site search and the proposal accords with relevant local plan policies in particular GD32 and advice in SPG15.
RECOMMENDATION RE: CR/2005/0727/P24
APPROVE - Subject to the following condition(s):-
1. Notwithstanding the provisons of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) the mast and cabinets hereby approved shall be painted midnight green. REASON: To control the development detail in the interests of amenity in accordance with policies GD1 and GD2 of the Crawley Borough Local Plan 2000.
INFORMATIVE
1. Given the nature of the proposed development it is possible that a crane may be required during its construction. The applicant's attention is drawn to the requirements of the British Standard Code of Practice of the safe use of cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in the Civil Aviation Authority's Advice Note 4 `Cranes and Construction Issues` available at www.caa.co.uk/srg/aerodrome