Pes/175 B Item Ref No Location Recommend

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 B ITEM REF NO LOCATION RECOMMEND

001 CR/2015/0135/FUL LEAF COTTAGE, FORGE WOOD, PERMIT POUND HILL, CRAWLEY

002 CR/2015/0260/NCC FIRST FLOOR, PELHAM HOUSE, PERMIT BROADFIELD BARTON, BROADFIELD, CRAWLEY

003 CR/2015/0345/RG3 HIGH STREET, NORTHGATE, PERMIT CRAWLEY

004 CR/2015/0435/FUL LAND PARCEL AT JERSEY FARM, PERMIT COUNTY OAK WAY, LANGLEY GREEN, CRAWLEY

005 CR/2015/0467/FUL 310 IFIELD DRIVE, IFIELD, CRAWLEY REFUSE

006 CR/2015/0509/NCC CRAWLEY BAPTIST CHURCH, PERMIT CRABTREE ROAD, WEST GREEN, CRAWLEY CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 001

REFERENCE NO: CR/2015/0135/FUL

LOCATION: LEAF COTTAGE, FORGE WOOD, POUND HILL, CRAWLEY

PROPOSAL: DEMOLITION OF EXISTING OUTBUILDINGS AND ERECTION OF 4 BEDROOM DWELLING (AMENDED PLAN RECEIVED AND REVISED DESCRIPTION)

TARGET DECISION DATE: 16 April 2015

CASE OFFICER: Mrs V. Cheesman

APPLICANTS NAME: Mr & Mrs L & A Wilmot AGENTS NAME: Scandia-Hus Ltd

PLANS & DRAWINGS CONSIDERED:

PA4 Proposed Site Plan, 14/1279 Issue B Existing Site Plan, X02 Proposed Elevations (received 17/6/15), CBC 0001 Proposed Site Plan (received 16/7/2015), X02 Proposed Elevations (received 16/7/15), X01 Proposed Floor & Roof Plans (received 16/7/15), X03 Site Sections (received 16/7/15), X04 Rev B Proposed Site Plan, 14/1279-1 Rev D Tree Protection Plan

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. GAL - Aerodrome Safeguarding No objections subject to use of cranes Informative 2. WSCC – Highways - No objections subject to conditions 3. National Air Traffic Services (NATS) No objections 4. Thames Water Sewerage infrastructure capacity – No objections Public sewers and surface water drainage – No objections subject to informative. 5. Southern Water A water supply can be provided to the site for which a formal application for connection and on-site mains would need to be made by the developer. This can be covered by an Informative.

6. CBC - Planning Arboricultural Officer No objections 7. Sussex Building Control Partnership None received 8. Forestry Commission (England) None received 9. Homes & Communities Agency (HCA) None received 10. The Woodland Trust None received

NEIGHBOUR NOTIFICATIONS:-

Forge Wood - Badgers Rest; Woodend; Berea; Rosehip Cottage; Ramree; Bracken Patch; St Crispins 75 Malthouse Road Southgate; The Oaks, Steers Lane.

RESPONSES RECEIVED:-

4 representations objecting to the application on the grounds of:  Previous applications for additional dwellings in Forge Wood refused and dismissed on appeal  Would be a cramped development and affect the semi-rural character of the area  Height and gap to boundaries  Lack of parking and additional traffic  Precedent for further development

1 representation supporting the application

REASON FOR REPORTING TO COMMITTEE:-

Number of representations received.

THE APPLICATION SITE:-

1.1 The application site comprises the existing dwelling Leaf Cottage and its residential curtilage. Leaf Cottage lies on the north-eastern side of Forge Wood, which is situated between Steers Lane and Balcombe Road. There are 7 existing dwellings along Forge Wood, the most recent of which was constructed in the garden of Woodend, and is now known as The Oaks. The next door dwelling Berea, to the immediate south east, is a 1½ / 2 storey dwelling.

1.2 Leaf Cottage is a 2 storey dwelling, which has been extended in the past on a number of occasions. The building is positioned centrally on the north east side of the plot, being set back from Forge Wood by some 27m and Steers Lane by some 35m. It has a large side garden area, within which is located a garage, shed and greenhouse. Vehicular access to the dwelling is from Forge Wood via double gates. There is a grassed driveway leading to the garage and a concrete slab area.

1.3 The site lies in the built up area and ultimately will be within the new Forge Wood neighbourhood area, although the site is not part of the land the subject of the outline permission for the 1900 houses. Phase 1 of that wider development is currently under construction and is to the east of this site, with access directly from Steers Lane.

1.4 Whilst the site is within the built up area, the site itself and the other existing dwellings have a distinctly rural character, given the width and unkerbed nature of the road, the substantial tree cover especially along the boundaries, the spacious settings for the limited number of dwellings within their individual plots, resulting in a low overall density of development.

1.5 The ancient woodland of Titchmeres Wood lies on the southwest side of the road and the dwelling itself is included within Area A1 of Tree Preservation Order 16.7.47 (Forge Wood No.2) which covers all Oak, Silver Birch, Hornbeam, Wild Cherry, Lawson Cypress, Holm Oak, Leyland Cypress, Hazel and Sweet Chestnut.

THE PROPOSED DEVELOPMENT:-

2.1 The application is for full planning permission for the erection of an additional dwelling on the site, in the existing side garden area and the demolition of existing outbuildings.

2.2 Following concerns about the size, positioning and design of the dwelling as originally proposed, amended plans have been submitted during the course of considering the application. These now show a dwelling with a smaller footprint, positioned between Leaf Cottage and Berea. The design has also been revised. The proposal is for a 2 storey house, constructed of brick with tile hanging under a plain clay tiled roof.

2.3 A new access point from Forge Wood is proposed to serve the new dwelling, with a parking a turning space for 2 vehicles. The existing dwelling would continue to utilise the existing arrangements which involves parking on the area between the road and the front boundary of the property. The existing pedestrian path to Leaf Cottage would be retained.

PLANNING HISTORY:-

3.1 The existing dwellings in Forge Wood have been the subject of a variety of alterations and additions to provide extended dwellings.

3.2 In respect of additional residential development the following applications are relevant:

3.3 In the grounds of Leaf Cottage:  CR/1996/0623/FUL – erection of one dwelling – refused as site was outside the built up area boundary and in the Strategic Gap.  CR/2014/0784/FUL – erection of a 4 bedroom dwelling with new vehicular access from Steers Lane and the removal of a number of trees – application withdrawn.

3.4 In the grounds of Woodend: (additional dwelling now known as The Oaks)  CR/2011/0164/OUT – erection of one dwelling – permitted  CR/2012/0561/FUL - erection of one 5 bed dwelling – permitted  CR/2012/0561/NM1 - nonmaterial amendment for increase in size of front dormer, alterations to windows and removal of chimney – approved  CR/2013/0199/FUL – erection of one dwelling ( sited between existing dwelling and that approved under CR/2012/0561/FUL)- refused  CR/2013/0559/FUL – erection of garage – permitted  CR/2014/0208/FUL - erection of one dwelling ( sited between existing dwelling and that approved under CR/2012/0561/FUL)- refused  CR/2014/0048/NCC – non compliance with and variation of conditions relating to windows on CR/2012/0561/FUL - permitted

3.5 In the grounds of Rosehip Cottage:  CR/2012/0481/FUL – erection of 5 detached dwellings – refused and dismissed on appeal.  CR/2013/0047/FUL – erection of 4 detached dwellings – refused and dismissed on appeal  CR/2014/0012/FUL – erection of 2 dwellings - withdrawn  CR/2014/0643/FUL – erection of 2 dwellings – withdrawn

3.6 Forge Wood neighbourhood:

 CR/1998/0039/OUT – permitted for erection of up to 1900 dwellings, 5000sq.m. of use class B1,B2 & B8 employment floorspace, 2500sq.m. of retail floorspace, a local centre/community centre (including a community hall), a new primary school, recreational open space, landscaping, the relocation of the 132kv ohv power line adjacent to the M23, infrastructure and means of access.

PLANNING POLICY:-

4.1 The National Planning Policy Framework 2012 (NPPF) has a golden thread running through it which seeks to ensure a presumption in favour of sustainable development. The NPPF states that there are three dimensions to sustainable development and the planning system performs an economic, social and environmental role. These roles are mutually dependent. The Framework requires applications to be determined in accordance with the development plan.

4.2 Relevant sections are:

 paragraph 14: presumption in favour of sustainable development – this means that development that accords with the development plan should be approved without delay, or where the development plan is absent, silent or relevant policies are out of date, unless there would be significant adverse impacts which would outweigh the benefits or it would be contrary to the policies in the NPPF  paragraph 17 : core planning principles  section 6: delivering a wide choice of high quality homes – this seeks to significantly boost the supply of housing. Applications should be considered in the context of the presumption in favour of sustainable development and are to deliver a wide choice of high quality homers, widen opportunities for home ownership and create sustainable, inclusive and mixed communities  section 7: requiring good design - this emphasises the importance of good design to achieve high quality and inclusive design for all development. Including individual buildings, public and private spaces and wider development schemes. It is proper to seek to promote or reinforce local distinctiveness and the policies and decisions should address the integration of new development into the natural, built and historic environment.

4.3 The development plan for the area includes the saved policies of the Crawley Borough Local Plan 2000 and the Crawley Borough Local Development Framework Core Strategy 2008.

Crawley Borough Local Plan 2000: 4.4 Policy GD1 seeks to ensure that new development is satisfactory in scale, character and appearance, does not cause unreasonable harm to the amenities and environment of its surroundings and provides a satisfactory environment for all those that visit, use or visit the development. Regard is to be given to planning guidance published by the LPA.

4.5 Policy GD2 required new development to respect townscape features such as street patterns, frontage lines and public views.

4.6 Policy GD3 required development to provide for its operational requirements.

4.7 Policy GD4 relates to the comprehensive development of sites and states that planning permission will not be granted for development which unduly restricts the development potential of adjoining land or which prejudices the proper planning and phasing of development over a wider area.

4.8 Policy GD5 requires proposals to incorporate appropriate landscaping which respects the character of the surrounding area.

4.9 Policy GD6 states that the design and layout should allow adequate scope for the natural growth trees and vegetation.

4.10 Policy GD 36 allows for planning obligations to secure the provision of infrastructure and Community Facilities.

4.11 Policy H20 requires suitable private outdoor space to be provide for housing proposals

4.12 Policy H22 requires residential development to provide suitable living environments to appropriate standards.

4.13 Policy BN21 relates to Tree Preservation Orders.

Crawley Borough Local Development Framework Core Strategy 2008:

4.14 Policy H3 allows for residential development in sustainable locations, being part of an existing neighbourhood and served by existing infrastructure.

4.15 Policy H4 seeks to secure densities of development which maximise the efficient use of land whilst maintaining the character of different parts of the town.

4.16 Policy H6 seeks to ensure a mix of dwelling types and taking into account the size of the site and the character of the surrounding area.

4.17 Policy ICS2 seeks to ensure infrastructure contributions are sought to meet the justifiable needs created by new development.

4.18 Policy EN5 states that development should be based on a thorough understanding of the context, significance and distinctiveness of the site and surroundings and be of high quality in terms of its urban landscape and architectural design and materials.

4.19 Policy T3 requires development to accord with the adopted parking standards.

4.20 Polices NES1 and NES 2 set out the key objectives and principles for the development of the North East Sector (now known as Forge Wood).

Crawley 2030: The Crawley Borough Local Plan 2015-2013 Submission Consultation Draft September 2014.

4.21 The plan has now been subject of an Examination in Public with a consultation on further proposed modifications that ran from 1st July – 12th August 2015 with changes proposed to a limited number of policies. It is considered that the document now has substantial weight as it moves towards adoption (expected around December 2015). The document is in compliance with the NPPF.

4.22 Relevant policies include:

Policy SD1: Presumption in favour of Sustainable Development Policy CH2: Principles of Good Urban Design Policy CH3: Normal Requirements of All New Development Policy CH5 : Standards for all New Dwellings Policy IN4: Car and Cycle Parking Standards Policy H1: Housing Provision Policy H3: Future Housing Mix

Supplementary Planning Guidance and Documents

4.23 Policy GD1 of the Crawley Borough Local Plan 2000 also requires proposals for development to have regard to guidance published by the Council. Those relevant are:

 Planning Obligations and s106 Agreements - Supplementary Planning Document 2008: Annex B contains the adopted parking standards and details of required infrastructure mitigation  Standards for New Housing Development - Supplementary Planning Guidance Note: 3 - contains guidelines on the standards the Council expects new development to meet to provide for the needs of future occupiers.  Standards for Private Outdoor Space - Supplementary Planning Guidance Note: 4 - contains guidelines on the standards the Council expects for amenity space for dwellings.

PLANNING CONSIDERATIONS:-

5.1 The main planning considerations are as follows:

 the principle of the development in this location  the impact on the street scene and the character of the area  trees  highway safety, access and parking  the acceptability of the development for future occupiers  the impact on the amenities of the occupiers of neighbouring properties

The principle of the development in this location

5.2 The site lies within the built up area where the provision of an additional dwelling is acceptable in principle.

5.3 The site is within the Forge Wood neighbourhood allocation, but not within the red line of the application permitted under CR/1998/0039/OUT. Thus this site is a residual site, where new development should relate to and be compatible with the overall design and layout of the new neighbourhood and the phasing of its infrastructure. The development should also respect the existing character of the area and be sympathetic to its landscaped setting. These issues are examined in more detail below.

The impact on the street scene and the character of the area

5.4 The original houses in Forge Wood form a discrete collection of residential development, comprising detached dwellings on large spacious plots, accessed from the lane and in a wooded setting. As a result the area has a semi-rural feel. This character can be distinguished from the approach adopted for the newer neighbourhood scheme, with its more urban and higher density form.

5.5 Whilst the site lies within the allocation, given that the new dwelling would be accessed from the lane and would sit between 2 of the existing Forge Wood dwellings, it is considered that the new dwelling should respect and reflect the character of those dwellings and their setting.

5.6 In this regard, the scheme as now presented is for a dwelling set between Leaf Cottage and Berea, and positioned broadly in line with the front and rear elevations of those houses, although there is a central rear projection. It is considered that this positioning would maintain the pattern of development along the lane and would allow for the retention of the frontage vegetation, apart from the access point. The dense tree cover along Steers Lane would be unaffected.

5.7 The design of the application has also been amended, to reflect some of the architectural detailing of the existing houses. In this respect the materials comprise brick work and tile hanging, with a plain clay tiled roof. The design incorporates the following features including a chimney, pitched roof porch, exposed rafter feet to the main hipped roof, half hipped front projections, pitched roofed dormers and a side element with catslide roof.

5.8 As the design of the existing dwellings in Forge Wood all vary and they are of different ages, it is considered that the design approach now adopted together with the siting of the dwelling would be sympathetic to the overall character of the area.

5.9 The representations received objecting to the application refer to previous decisions, including at appeal. In relation to an earlier application at Leaf Cottage (CR/2014/0784/FUL), that application proposed access from Steers Lane and was for a dwelling with a larger footprint. Following concerns about the access point, effect on preserved trees, and the size of the dwelling, the application was withdrawn. The current application was then been submitted, which has also been subject to amendments as outlined in this report.

5.10 The other cases mentioned in the representations relate to development in the grounds of Rosehip Cottage. CR/2012/0481/FUL was for 5 dwellings and CR/2013/0047/FUL related to 4 detached houses. Both applications were refused and dismissed on appeal. The schemes involved the retention of Rosehip Cottage, the erection of a new garage, with the new dwellings to be served from a cul de sac leading off Forge Wood, with one unit positioned alongside the existing property ( but facing east) and the remainder to the rear, set in a semi-circle.

5.11 Both appeal Inspectors referred to the character of the area. They describe it as being ‘spacious, low density development within a dense, sylvan setting’, having a ‘semi-rural character and appearance’ and comment that the ‘locality is a small enclave separate from the main built up area of Crawley.’

5.12 In terms of the impact of those proposals, the Inspectors considered the large dwellings would ‘represent incongruous over - development and fail to reflect the character and distinctive qualities of the area’, and ‘would introduce an insensitive and unwelcome suburban form of development to this one plot. This would appear as an incongruous form of development in relation to the more spacious and sylvan setting’.

5.13 There was also concern about the living environment for future occupiers including the size and shading of the gardens, future pressure for works to the preserved trees, the relationship of the proposed units with each other and Rosehip Cottage itself and their position adjacent to the junction of Steers Lane and Balcombe Road.

5.14 These decisions are material considerations in the determination of this application, and have been taken into account in formulating the recommendation for this case. However, it is considered that there are important differences in the proposals. Firstly one dwelling is proposed with direct access from Forge Wood, rather than 4 or 5 dwellings off a new cul de sac. So the scheme is essentially infill development along the existing road frontage and given the revised positioning of the dwelling, it would maintain the character of the ‘building line’. The extent of built form would be considerably less as would the amount of hardstanding and the front and rear garden areas would be comparable to the existing dwellings. It is therefore considered that this revised scheme for one additional unit is acceptable and would be sympathetic to the character of the area.

5.15 The proposal is thus in accordance with policies GD1, GD2 and GD5 of the Crawley Borough Local Plan 2000 and policies H3, H4, H6 and EN5 of the Core Strategy 2008.

Trees and landscaping

5.16 The site has preserved trees within it, which have significant amenity value. These are sited to the rear (fronting onto Steers Lane), to the side boundary with Berea and along the site frontage with Forge Wood. 5.17 The site for the new dwelling is relatively clear of trees, although there is an area of dense rhododendron and other shrubs to the side of Leaf Cottage which would need to be removed for allow for construction of the new dwelling. There is a relatively clear area to the immediate rear which would provide for a rear garden for the occupants of the new dwelling. Some trees adjacent to this area are proposed to be felled (plum, cherry, hazel, birch, yew and a number of cypress trees), as they are of poor form and condition or are of non-native species. The significant mature trees along the Steers Lane boundary (oaks, sweet chestnut) would be retained. The new access point and drive would result in the removal of an area of vegetation (rhododendron), but the frontage oak trees would be unaffected.

5.18 The Arboricultural Officer has no objection to the proposals and as such it is considered that the development would have an appropriate relationship with the existing trees. A condition could be applied relating to tree protective fencing during construction and the requiring hand digging for the new driveway.

5.19 It is considered that the proposal would comply with policies GD5, GD6 and BN21 of the Crawley Borough Local Plan 2000.

Highway safety, access and parking

5.20 The site has an existing access point onto Forge Wood, served by double gates leading to a grassed driveway. The current plans show the removal of the gates, and the area behind being laid to lawn. The retained frontage hedging and fencing is to be extended across and there is to be the insertion of a new access point, with a parking and turning area to serve the new dwelling. Leaf Cottage would retain its pedestrian path to its front door, with vehicle parking to take place to the front of the site, adjacent to the existing gates (as existing).

5.21 WSCC have no highways objection to this application, subject to conditions relating to the access, visibility splays, and parking and turning facilities.

5.22 It is considered that the proposal would comply with policies GD5, GD6 and BN21 of the Crawley Borough Local Plan 2000

The acceptability of the development for future occupiers

5.23 The new dwelling would have 4 bedrooms. SPG Note 3 ; Standards for New Housing Development sets out that the minimum size of accommodation for a 6 bed space dwelling is 93m². A double bedroom should be in excess of 9m² and with both dimensions in excess of 2.7m.

5.24 The area of accommodation proposed is calculated at 248m² and the bedroom sizes amount to 3 double bedrooms and 1 single = a 7 bed space unit. It thus meets the relevant standards as set out in SPG Note 3.

5.25 SPG Note 4: Standards for Private Outdoor Space requires 90sqm for dwellings with 5/6 bedspaces. The new unit would have a rear garden of 780 sqm and the host dwelling would retain 726 sqm. The scheme would thus meet the requirements in this respect.

5.26 The application is considered to provide a satisfactory living environment for future occupiers and accords with policies GD1, GD3, H16, H20 and H22 of the Crawley Borough Local Plan 2000, EN5 and H6 of the Core Strategy and Standards for New Housing Development - Supplementary Planning Guidance Note: 3 and Standards for Private Outdoor Space - Supplementary Planning Guidance Note: 4 .

The impact on the amenities of the occupiers of neighbouring properties

5.27 The nearest residential properties are Leaf Cottage and Berea, which on lie either side of the proposed dwelling. St Crispins is on the opposite side of Forge Wood.

5.28 With regard to Leaf Cottage, the existing side conservatory is to be removed and a new boundary line formed of post and rail fencing with laurel hedge. The distance between the 2 buildings would be 5.85m. The door to the existing conservatory is to be replaced by a window to serve a living room, which is also lit by existing windows in the front and rear elevations. There would not be any side windows on the northerly facing elevation of the new dwelling. It is considered that there would be an acceptable relationship between the 2 dwellings in this regard.

5.29 There would be full height glazing to the side elevations of the ground floor dining room in the rear projection, but as this is to be set in by some 4m from the side elevation, it is not considered that this would give rise to a loss of privacy or overbearing impact. Similarly the balcony to the master bedroom is considered to be acceptable.

5.30 Berea has an existing 1st floor bedroom which is served by 2 windows: one on the side elevation and one on the rear wall, both of which give views across the application site. The plans indicate that there would be a separation gap of 6.06m between the 2 buildings and the amended plans show the front and rear elevations broadly in line with each other.

5.31 The design of the new dwelling at this point closest to the boundary is single storey, with a catslide roof. So the roof form is sloping away from Berea up to the 2 storey part of the dwelling, which is set 2.2m further in from the joint boundary. The side elevation would have a door to the utility room on the ground floor and a roof light to serve the bathroom on the 1st floor.

5.32 It is acknowledged that there would be a degree of change for the occupiers of Berea as currently this part of the application site is undeveloped. However, given these amendments and the design now proposed it is not considered that there would be an unacceptable material loss of privacy or overbearing effect.

5.33 There would be full height glazing to the side elevations of the ground floor dining room in the rear projection, but as this is to be set in by 6.3m from the side elevation, it is not considered that this element would give rise to a loss of privacy. Similarly the balcony to the master bedroom is considered to have an acceptable relationship.

5.34 The application is considered have a satisfactory relationship with adjacent properties and accords with policies GD1 of the Crawley Borough Local Plan 2000.

CONCLUSIONS:-

6.1 It is considered that the addition of one dwelling on this site, in the revised position shown and constructed to the amended design would be sympathetic to the character and appearance of the immediate locality of Forge Wood and would have an acceptable relationship with adjacent dwellings.

RECOMMENDATION RE: CR/2015/0135/FUL

7.1 It is recommended that permission is granted subject to the following conditions:

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.

2. The development hereby permitted shall not be carried out other than in accordance with the approved plans as listed in this Decision Notice save as varied by the conditions hereafter. REASON: For the avoidance of doubt and in the interests of proper planning.

3. 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.

4. No development shall be carried out unless and until details of the windows, including the design and materials of the frames and glazing to be used for the dwelling 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.

5. No windows (other than those shown on the plans hereby approved) shall be constructed in the side (north west) elevation of the dwelling hereby permitted which adjoins the side boundary with Leaf Cottage or the side (south east) elevation of the dwelling hereby permitted which adjoins the side boundary with Berea without the prior permission of the Local Planning Authority on an application in that behalf. REASON: To protect the amenities and privacy of the adjoining properties in accordance with Policies GD1 and H19 of the Crawley Borough Local Plan 2000.

6. 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 dwellings shall be submitted to and approved in writing by the Local Planning Authority, and the building 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 Crawley Borough Local Plan 2000.

7. The dwelling hereby permitted shall not be occupied unless and until there has been submitted to and approved by the Local Planning Authority details of the hedging and shrubs to be planted along the Forge Wood frontage of the site. The approved planting details shall be implemented in full no later than the planting season following the first occupation of the dwelling. REASON: In the interests of amenity and of the environment of the development in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

8. The dwelling hereby permitted shall not be occupied unless and until such time as the vehicular access serving the development has been constructed in accordance with the approved drawing no. X04 Rev B. REASON: In the interests of road safety and to accord with policy GD3 of the Crawley Borough Local Plan 2000

9. The dwelling hereby permitted shall not be occupied unless and until the car parking has been constructed in accordance with the approved site plan drawing no. X04 Rev B. These spaces shall thereafter be retained at all times for their designated purpose. REASON: To provide car-parking spaces for the use and to accord with policy GD3 of the Crawley Borough Local Plan 2000

T 10. The dwelling hereby permitted shall not be occupied unless and until covered and secure cycle parking spaces have been provided in accordance with plans and details submitted to and approved by the Local Planning Authority. REASON: To provide alternative travel options to the use of the car in accordance with current sustainable transport policies and policy GD3 of the Crawley Borough Local Plan 2000 .

11. Prior to the commencement of the development or any preparatory work hereby approved, retained trees shall be protected in accordance with BS5837:2012 and the details described within the submitted arboricultural report, ‘Tree Schedule and Arboricultural Impact Assessment’ dated September 2015 (REV.D) and as shown on the Tree Protection Plan Rev D. The development shall thereafter be implemented in accordance with those details. REASON: To maintain the long term health of the trees which are important to the site in accordance with 'saved' policies GD5 and GD34 of the Crawley Borough Local Plan 2000.

INFORMATIVE:

1. Legal changes under The Water Industry (Scheme for the Adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with your neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water's ownership. Should your proposed building work fall within 3 metres of these pipes we recommend you contact Thames Water to discuss their status in more detail and to determine if a building over / near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit their website at www.thameswater.co.uk

2. With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water, to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system, it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921.

3. Given the nature of the proposed development it is possible that a crane may be required during its construction. We would, therefore, draw the applicant’s attention to the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. Gatwick Airport requires a minimum of four weeks notice. For crane queries/applications please email [email protected] The crane process is explained further in Advice Note 4, ‘Cranes and Other Construction Issues’ (available at http://www.aoa.org.uk/operations-safety/)

NPPF Statement

1. In determining this planning application, the Local Planning Authority assessed the proposal against all material considerations and has worked with the applicant in a positive and proactive manner based on seeking solutions where possible and required, by:

•Liaising with consultees/applicant/agent and discussing the proposal where considered appropriate and necessary during the course of the determination of the application. •Seeking amended plans/additional information to address identified issues during the course of the application.

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 35, of the Town and Country Planning (Development Management Procedure) Order 2015.

Standard Portrait Map Print - CBC Intranet Map Page 1 of 1

Crawley Borough Council, CR/2015/0135/FUL Town Hall, The Boulevard, Crawley, Date 1/9/2015 Approx. Scale 1:1,250 West Sussex RH10 1UZ

Tel: 01293 438000 LEAF COTTAGE, FORGE WOOD, POUND HILL Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 01/09/2015.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 01/09/2015

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 002

REFERENCE NO: CR/2015/0260/NCC

LOCATION: FIRST FLOOR, PELHAM HOUSE, BROADFIELD BARTON, BROADFIELD, CRAWLEY

PROPOSAL: VARIATION OF CONDITION 2 (OCCUPANCY) PURSUANT TO CR/2001/0351/COU FOR CONSENT TO BE EXTENDED TO INCLUDE CRIME REDUCTION INITIATIVES (CRI)

TARGET DECISION DATE: 11 June 2015

CASE OFFICER: Mrs V. Cheesman

APPLICANTS NAME: Crime Reduction Initiatives (CRI) AGENTS NAME:

PLANS & DRAWINGS CONSIDERED:

CONSULTEE NOTIFICATIONS & RESPONSES:-

NEIGHBOUR NOTIFICATIONS:-

2 to 14 (even nos) Broadfield Barton; The Imperial PH, Broadfield.

RESPONSES RECEIVED:-

A representation has been received objecting to the application on the following grounds:

 Negative impact on the street scene and character of the local area  Issues of noise and disturbance  Concerns and perceptions in the community about negative effects on crime and anti-social behaviour

REASON FOR REPORTING TO COMMITTEE:-

Referred by Ward Member Cllr M Jones - objection

THE APPLICATION SITE:-

1.1 Pelham House is part of the Broadfield Barton development and lies at the western end of the precinct, opposite the Imperial PH. The building as originally constructed comprised ground floor retail with offices above on the 1st and 2nd floors.

1.2 Following the grant of permission in 2001 for a D1 use on the 1st floor, that part of the building was occupied by Addaction, involving consulting rooms, training centre and offices as part of their substance misuse rehabilitation service on behalf of West Sussex Drug and Alcohol Recovery Services in Crawley. The contract for delivering those services has now been transferred to CRI (Crime Reduction Initiatives). They currently occupy the offices on the 2nd floor and the 1st floor is currently vacant.

THE PROPOSED DEVELOPMENT:-

2.1 The application relates to the 1st floor use and only seeks to vary condition 2 of CR/2001/0351/COU to allow CRI to operate from the 1st floor of the premises.

2.2 CRI have confirmed that the use involves counselling, in groups or on a 1:1 basis, key working, assessments, plus clinical interventions/medical assessments ( by a GP or nurse), wellbeing clinics, testing and needle exchange and associated office/admin activities.

2.3 Currently, CRI are only able to offer the counselling and office elements of the service from Pelham House, to accord with the B1 use of the 2nd floor, with the medical /clinical aspect being delivered from other locations, including the hospital, GPs clinics and pharmacies. This results in a fractured service delivery and the aim, in operating from the 1st floor would be to offer the full service, as previously operated by Addaction.

PLANNING HISTORY:-

3.1 CR/2001/0351/COU – change of use of first floor from offices to training centre with associated offices and consulting rooms. Permitted 18th July 2001.

Condition 2: This permission shall enure for the benefit of Addaction or as otherwise agreed in writing with the Local Planning Authority only and shall not enure for the benefit of the land.

Reason: The Council in recognising the special circumstances for the need for training facilities by the applicant would wish to control the intensity of the training use and occupancy of the premises in the event of Addaction (or named successor) vacating the premises.

PLANNING POLICY:-

The National Planning Policy Framework 2012 (NPPF)

4.1 The NPPF has a golden thread running through it which seeks to ensure a presumption in favour of sustainable development. The NPPF states that there are three dimensions to sustainable development and the planning system performs an economic, social and environmental role. These roles are mutually dependent. The Framework requires applications to be determined in accordance with the development plan.

4.2 Relevant sections are: - paragraph 14 : presumption in favour of sustainable development - paragraph 17 : core planning principles - section 4 : promoting sustainable transport - section 8 : promoting healthy communities

4.3 The development plan for the area includes the saved policies of the Crawley Borough Local Plan 2000 and the Crawley Borough Local Development Framework Core Strategy 2008.

Crawley Borough Local Plan 2000

4.4 Policy GD1 seeks to ensure that new development is satisfactory in scale, character and appearance, does not cause unreasonable harm to the amenities and environment of its surroundings and provides a satisfactory environment for all those that use or visit the development. Regard is to be given to any planning guidance published by the LPA.

4.5 Policy GD3 requires development to provide for its operational requirements.

4.6 Policy GD8 requires development to provide environments which prevent or deter crime, vandalism or anti-social behaviour..

Crawley Borough Local Development Framework Core Strategy 2008

4.7 Policy ICS1 supports the provision of new community facilities where they add to the range and quality of facilities in the Town and, in locations that are accessible by different modes of transport and to different groups within the local community.

4.8 Policies ISC6 and ICS7 support the provision of primary, secondary and higher level community and healthcare facilities ideally within or adjacent to neighbourhood centres or the Town Centre.

4.9 Policies CS1 and CS2 seek to ensure that developments address crime, the fear of crime, anti-social behaviour and disorder.

4.10 Policy T1 seeks to ensure development meets the transport infrastructure needs of the town and encourages sustainable transport patterns.

4.11 Policy T3 requires development to accord with the adopted parking standards.

Crawley 2030: The Crawley Borough Local Plan 2015-2030 Modifications Consultation Draft June 2015

4.12 The plan has now been subject of an Examination in Public and a consultation on further proposed modifications is under way 1st July – 12th August 2015 with changes proposed to a limited number of policies. The document is in compliance with the NPPF. It is considered that the document now has substantial weight as it moves towards adoption (expected around December 2015).

4.13 Relevant policies include:

Policy SD1: Presumption in favour of Sustainable Development Policy CH1: Neighbourhood Principle Policy CH2: Principles of Good Urban Design Policy CH3: Normal Requirements of All New Development Policy IN3: Development and Requirements for Sustainable Transport Policy IN4: Car and Cycle Parking Standards Policy IN5: The location and Provision of New Infrastructure

PLANNING CONSIDERATIONS:-

5.1 The planning considerations are:

 The principle of the proposed use in this location  The impact on the character of the area  The impact on the amenities of surrounding occupiers  Parking issues  The impact upon crime, the fear of crime and anti-social behaviour

The principle of the proposed use in this location

5.2 The lawful use of the 1st floor accommodation is D1 (non-residential institutions) purposes as permitted under CR/2001/0351/COU comprising training centre, offices and consulting rooms. This however was a personal permission granted to Addaction only, in order for the Local Planning Authority to control the intensity of the use. The case file indicates that a potential concern at that time was parking associated with a D1 use and so the ‘personal’ condition was attached to reflect the specific circumstances of the operator as outlined in the application.

5.3 The principle of a D1 use has therefore already been established and the nature of that D1 use is to remain the same (consulting and treatment rooms with training facilities). However, a new company will be delivering these services and so due to the wording of condition 2, planning permission is required to vary this condition to relate to the new operator.

5.4 The site is situated within the local parade at Broadfield and is considered to be in a sustainable location, and within easy reach of existing services and facilities including public transport.

5.5 As the principle of the D1 use has already been established through the grant of permission CR/2001/0351/COU, it is considered that this application for a change of name is acceptable and in accordance with polices for local business uses and improving community and health facilities at sustainable locations, including policies GD1 of the Local Plan and policies ICS1,ICS6 and ICS7 of the Core Strategy.

The impact on the character of the area

5.6 There would be no physical alterations to the building as a result of this application and the floorspace involved is on the 1st floor of the premises. Access to the accommodation is via the existing entrance lobby and internal staircase located at ground floor level on the western side of the building. The visual amenities of the area would not be affected.

5.7 With regard to the impact of the use on the character of this location, as set out above the D1 use has previously been approved and the immediate location has a variety of uses including retail, food and drink, community uses and residential, with a range of upper floor uses including offices, and other D1 uses including dentist and opticians. It is not considered that the change of the name of the operator of this D1 service would have a material impact on the character of this mixed commercial and residential locality in this regard.

5.8 It is therefore considered that the application accords with policy GD1 of the Local Plan.

The impact on the amenities of surrounding occupiers

5.9 The D1 use already has permission and can be accommodated within the existing floorspace of the premises. The nature of the D1 use is such that it would not in itself result in noise, disturbance or disruption to other occupiers of the building or neighbouring occupiers, particularly given the mixed nature of the surroundings which includes other commercial activities.

5.10 It is therefore considered that the application accords with policy GD1 of the Local Plan.

Parking Issues

5.11 There is no specific vehicle access or parking provision associated with this particular property, as it lies within the pedestrian precinct. There is the public car park to the north, which serves this neighbourhood centre.

5.12 There was concern at the time of the earlier application in 2001 for the change of use, as D1 uses can have varying parking demands and the existing parking facilities were undergoing redevelopment. However, this was considered to be a short term issue, which would be alleviated when the new car park facilities were completed and the circumstances of the operation of the use as proposed by Addaction were taken into account. That case file indicates that 10 staff were to be employed at the premises and the current applicant advises that staffing levels would be the same at 10 employees.

5.13 Those parking facilities are now available for both staff and visitors to the premises and due to the location of the site within the neighbourhood parade, it is well located for access to public transport links and would be in accordance with the principles of sustainable development. In these circumstances it is not considered that the change of name of the provider of these D1 services would give rise to a material adverse impact in parking terms and thus accords with policies GD3 of the Local Plan and T1 and T3 of the Core Strategy.

The impact upon crime, the fear of crime and anti-social behaviour

5.14 The representation raises concerns that the proposed use would result in an increase in crime in the immediate area to the detriment of businesses, the perception of the town and to local residents.

5.15 CRI have confirmed that they are aware of the need to prevent /minimise disruption and set clear expectations with service users regarding their behaviour. They are in the process of developing a Community Responsibility Protocol in this regard. The reception area and the area immediately outside would be regularly monitored. Clients congregating in and around the premises and the local area is not tolerated and appropriate action would be taken. The expectations of service user’s behaviour is to be displayed on signs within the premises. If behaviour is unacceptable clients will be excluded from the project. If necessary action involving the Police and the Anti-Social Behaviour Team will be implemented.

5.16 In addition, positive neighbourhood relations are to be developed. Open days are to be held for local people to meet the service manager and staff, representatives of the service will attend local community group meetings, contact details of the manager will be provided and links with the Police Neighbourhood Support Team maintained.

5.17 These measures are acknowledged and it is considered that the variation of the condition, to allow the use to be operated by CRI, rather than the previous operator, in this sustainable location within a neighbourhood centre, close to local amenities and transport links, would not be likely to result in a material increase in crime that would justify the loss of the benefit that the use would bring to the clients requiring the services proposed and the wider community of Crawley. The application is considered to accord with policies GD8 of the Local Plan and policies CS1 and CS2 of the Core Strategy in this regard.

CONCLUSIONS:-

6.1 The principle of this proposed D1 use within this neighbourhood centre has been established through the 2001 permission. Thus the application relates to the variation of the condition only to allow the use to be operated by CRI and it is not considered that this change in the operator of these services would conflict with the relevant development plan policies.

6.2 Notwithstanding the concerns that have been expressed, the use can be accommodated and managed within this building in a discrete way to support individuals and families with substance misuse issues, providing a needed facility for the wider community of Crawley commissioned by West Sussex County Council, and on this basis it is considered that the benefits would outweigh these concerns and the proposal to vary the condition, to allow the service to be provided by CRI, is acceptable at this location.

RECOMMENDATION RE: CR/2015/0260/NCC

It is recommended that the condition is varied and that permission is granted subject to the following condition:

1. This permission shall enure for the benefit of CRI (Crime Reduction Initiatives) and for no other D1 purposes as set out in this application or as otherwise agreed in writing with the Local Planning Authority only and shall not enure for the benefit of the land. REASON: The Council in recognising the special circumstances for the need for training facilities by the applicant would wish to control the intensity of the training use and occupancy of the premises in the event of CRI (or named successor) vacating the premises.

NPPF STATEMENT

1. The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

.. Standard Portrait Map Print - CBC Intranet Map Page 1 of 1

Crawley Borough CR/2015/0260/NCC Council, Town Hall, The Boulevard, Date 10/9/2015 Approx. Scale 1:1,250 Crawley, West Sussex RH10 1UZ FIRST FLOOR, PELHAM HOUSE, BROADFIELD Tel: 01293 438000 BARTON B/F Fax: 01293 438603

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 10/09/2015 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 003

REFERENCE NO: CR/2015/0345/RG3

LOCATION: HIGH STREET, NORTHGATE, CRAWLEY PROPOSAL: INSTALLATION OF A SHARED CYCLEWAY AND FOOTPATH ALONG THE EASTERN SIDE OF THE HIGH STREET, CRAWLEY. THE SHARED CYCLEWAY AND FOOTPATH SHALL FORM A LINK BETWEEN THE EXISTING CYCLE ROUTE AT THE JUNCTION OF PEGLAR WAY AND THE HIGH STREET AND WITH THE EXISTING CYCLEWAY AT THE JUNCTION OF THE BOULEVARD AND THE HIGH STREET (AMENDED DEXCRIPTION)

TARGET DECISION DATE: 14 July 2015

CASE OFFICER: Ms. V. Houldsworth

APPLICANTS NAME: Crawley Borough Council AGENTS NAME: Waterman I & E

PLANS & DRAWINGS CONSIDERED:

13325-252 PL01 Rev A02 Site Location Plan, 13325-252 PL02 Rev A02 Land Ownership Plan, 13325- 252 PL03 Rev A02 Existing Layout, 13325-252 PL04 Rev A04 General Arrangement & Cross-Section, 13325-252 PL05 Rev A03 Proposed Layout & Typical Root Protection Detail

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. WSCC – Highways: Verbal update to be provided at Committee; 2. Central Crawley CAAC: No Objection; 3. CBC - Property Division: No Objection; 4. CBC - Planning Arboricultural Officer : No objection following amendment subject to condition; 5. Cycle Forum: Verbal update to be provided at Committee.

NEIGHBOUR NOTIFICATIONS:-

The application was advertised by Local Press and Site Notices.

RESPONSES RECEIVED:-

One letter of representation has been received. The following concerns were raised:

 Disappointed that the intention is to maintain priority for all motor vehicles for the two side entrances that cross the cycle way on the High Street. This is a missed opportunity to start creating an environment that is most attractive for pedestrians and cyclists. The best solution would be to give users of the cycle way priority. This is the continental approach that works very well;  There is an opportunity here for CBC to start developing a modern high quality infrastructure that makes using the centre of the town pleasant.

REASON FOR REPORTING TO COMMITTEE:-

The application has been submitted by Crawley Borough Council.

THE APPLICATION SITE:-

1.1 The application relates to existing sections of footpath/highway running the length of the High Street from the junction with Pegler Way to the junction with The Boulevard within Crawley Town Centre. The majority of the application site is located on the eastern side of the High Street except at the northern end where the application site extends to the west and up to the north at the junction with Pegler Way.

1.2 Along the High Street the application site is predominantly bounded by existing soft landscaping to the west and existing buildings to the east. It is located within close proximity to 3no. listed buildings (No.’s 103 and 109 High Street being Grade II listed and no. 101 High Street being Grade II* listed). At the junction with The Boulevard part of the application site falls within the High Street Conservation Area.

1.3 A number of protected trees covered by Tree Preservation Order’s (TPO) (TPO no.’s 16.6.9 and 16.6.44) are sited in close proximity to the application site.

THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought for the installation of a shared cycleway and footpath along the eastern side of the High Street. The shared cycleway and footpath would form a link between the Driftway to the north of the application site and the Square to the south of the application site where there are already segregated cycleways in place. This would provide a continuous cycle network through Crawley Town Centre as well as a safe, designated route for cyclists and pedestrians away from the highway.

2.2 The shared cycleway would require the widening of the existing footpath along the eastern side of the High Street from approximately 2.7m to 3m in parts. However, the middle section of the proposed cycleway in front of Sterling House is sited adjacent to several mature trees. To avoid compromising the roots of these trees this section of the cycleway would need to be kept at the same width as the existing footpath (2.6m – 2.7m).

2.3 Three of the existing crossings would be upgraded from existing Puffin crossings to Toucan crossings (1 at The Boulevard/High Street junction and 2 at the junction between Pegler Way and the High Street). Furthermore, as part of the Puffin to Toucan crossing upgrade works, the traffic signals would also need to be upgraded. The existing lighting along the highway would be retained and the development would be lit to standard.

PLANNING HISTORY:-

3.1 The most relevant planning history is as follows:

CR/2011/0431/FUL: Former Sussex House - demolition of existing buildings and structures and redevelopment of the site comprising a three-storey building containing a 9452sqm A1 foodstore at 1st floor level with 506 car parking spaces on ground and mezzanine level, a two-storey building comprising 309sqm of flexible A1/A2/A3/A4 use, a six-storey building containing a 110 bedroom hotel and a ground floor flexible A1/A2/A3/A4 unit of 255sqm public realm and highway improvements along the High Street and Boulevard and Pegler Way, the creation of a new vehicular access off Pegler Way and associated servicing, landscaping and cycle parking. Planning permission was granted in January 2012.

3.2 A legal agreement relating to the development allowed funds to be set aside to improve the adjacent public realm area and therefore in conjunction with WSCC, Crawley Borough Council are proposing to install a shared cycleway and footpath.

PLANNING POLICY:-

National Planning Policy Framework (2012):

4.1 The NPPF works on a presumption in favour of sustainable development. The following sections of the NPPF would be applicable:

 Section 4: ‘Promoting Sustainable Transport’ – in particular paragraph 35 which states that ‘developments should be located and designed where practical to give priority to pedestrian and cycle movements and create safe and secure layouts which minimise conflicts between traffic and cyclists or pedestrians, avoiding street clutter and where appropriate establishing home zones;  Section 7: ‘Requiring Good Design’ – in particular paragraph 58 which states that developments should ‘create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks’.

Crawley Borough Local Development Framework: Core Strategy (2008):

4.2 Policy EN5 requires all new development to be based on a thorough understanding of the site and surroundings and for it to be of a high quality in terms of its urban landscape and architectural design and materials;

4.3 Policy T1 seeks to ensure a more comprehensive and sustainable integration between the local transport infrastructure and the changing transport needs of the developing town, its communities and its expanding economy. Particular importance will be placed on a) improving and developing public transport options and the cycleway and footpath networks and b) locating more intensive, higher density developments at nodal points along the developing main public transport and cycle/footpath networks.

Saved Crawley Borough Local Plan (2000):

4.4 Policy GD1 seeks to ensure that the scale, height and form of the development is appropriate, and that the development does not cause unreasonable harm to the amenity of the area and to neighbouring occupiers;

4.5 Policy GD2 states that planning permission will not be granted for a development if it does not relate sympathetically to its surroundings and does not respect the particular character, quality and special features of its setting;

4.6 Policies GD5 and GD6 require development to retain as many existing trees, habitats and features as possible;

4.7 Policy BN2 stipulates that the Council will seek to preserve or enhance the character and appearance of conservation areas;

4.8 Policy BN7 states that the Council will seek to preserve or enhance the appearance and trading character of the High Street Conservation Area;

4.9 Policy BN11 aims to ensure that there is no adverse impact on a listed building or its setting;

4.10 Policy BN22 states that planning permission will not be granted for development which would result in the loss of any urban open space which makes a positive contribution to the character or amenity of its surroundings;

4.11 Policy T26 seeks to protect and improve pedestrian and cycle links.

Crawley Borough Local Plan (2015-2030): Modifications Consultation Draft:

4.12 The plan has now been the subject of an Examination in Public and a further consultation on proposed modifications took place between 1st July and 12th August 2015 with changes proposed to a limited number of policies. It is considered that the document now has substantial weight as it moves towards adoption (expected around December 2015).

4.13 Relevant policies include:

 Policy CH2: Principles of Good Urban Design;  Policy CH3: Normal Requirements of All New Development;  Policy CH6: Tree Planting and Replacement Standards;  Policy CH13: Conservation Areas;  Policy CH15: Listed Buildings and Structures. AMENDMENTS RECEIVED:-

5.1 The proposal has been amended in the following ways:

 It was originally proposed to widen the existing footpath along the eastern side of the High Street from its existing width of 2.6m/2.7m to 4m to provide a sufficient width for the shared cycleway. However, this would have compromised the roots of the adjacent street trees and therefore the footpath widening has been reduced to 3m in parts. The middle section of the cycleway would be kept at the existing footpath width to ensure that the roots of the adjacent mature trees would not be harmed;

 The number of signage bollards proposed is to be reduced and replaced with road/footpath markings where possible. At the time of writing the Committee report an amended plan had not been received. On receipt of an amended plan both WSCC and the Council’s Urban Design Officer will be re-consulted and a verbal update will be provided at Committee.

PLANNING CONSIDERATIONS:-

6.1 The main considerations in determining this application are as follows:

 The impact of the proposed development on the character and appearance of the streetscene and the surrounding area;  Highway safety;  Trees.

The impact of the proposed development on the character and appearance of the streetscene and the surrounding area:

6.2 The application site is highly visible given its location within Crawley Town Centre and the wide open character of the High Street. The trees positioned on the strip of soft landscaping on the eastern side of the High Street are a particular feature of the road.

6.3 The impact on the trees will be covered below under the section of the report titled ‘Trees’. However, the implementation of the shared cycleway itself would be relatively modest given that a large proportion of the works would be undertaken at ground level including the widening of sections of the existing footpath along the High Street, road/footpath markings and new surfacing and paving materials including tactile paving.

6.4 Some encroachment into the strip of soft landscaping on the eastern side of the High Street would occur to allow for sections of the existing footpath to be widened. However, the encroachment would only be by 0.4m at the most and the remaining grassed amenity area would be retained.

6.5 The original proposal incorporated a large number of signs attached to bollards along a small stretch of the scheme. The proposed layout is to be amended to show a reduced number of signs along the cycleway, which are to be replaced where possible by road markings to reduce visual clutter. An update will be provided at Committee following receipt of an amended drawing.

6.6 Given the above the proposal is not considered to have an adverse impact on the character of the amenity land or the wider streetscene, nor would it be detrimental to the character, appearance and setting of the High Street Conservation Area and the nearby Listed buildings and would be in accordance with policy EN5 of the Core Strategy (2008) and saved policies GD1, GD2, BN2, BN7, BN11 and BN22 of the Local Plan (2000).

Highway safety:

6.7 The most recent amended plan (PL04-A04) shows the width of the shared cycleway would be increased to 3m with the exception of the area where the larger trees are located. Here the shared cycleway would be retained at a width of 2.6m/2.7m in this location. 6.8 WSCC are satisfied that the revised Road Safety Audit (received on 02.09.2015) has raised no fundamental problems that cannot be addressed in the detailed design and therefore no highway objections have been raised to the scheme.

6.9 With regards to the proposed reduction in the number of signage bollards, WSCC have been re- consulted and a verbal update will be provided at Committee. The attachment of a condition has been recommended relating to the design and construction of the scheme.

Trees:

6.10 The Council’s Tree officer has been re-consulted on the application in relation to the differing widths of the shared cycleway. No objections have been raised subject to conditions relating to the use of hand digging methods along the section adjacent to trees T32, T33, T34 and T35 and that all works are carried out as per the recommendations of the amended Arboricultural Impact Assessment.

CONCLUSIONS:-

7.1 A legal agreement relating to approved application ref: CR/2011/0431/FUL for Former Sussex House allowed funds to be set aside to improve the adjacent public realm area, which has resulted in the current proposal for the provision of a shared cycleway and footpath. Amendments have been obtained to address concerns in relation to trees that have been raised during the course of the application. On balance, the proposal is considered acceptable and accords with the policies in the LDF Core Strategy (2008), the Saved Local Plan (2000), the Modifications Consultation Draft of the Crawley Borough Local Plan (2015-2030) and would not prejudice the aims of the NPPF (2012).

RECOMMENDATION RE: CR/2015/0345/RG3

Permit subject to the following conditions and informatives:

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.

3. Any excavation to be carried out along the section of cycleway adjacent to and within the root protection areas of trees T32, T33, T34 and T35 shall be carried out using non-mechanised hand tools only. REASON: To ensure that the trees are not damaged or otherwise adversely affected by building operations in accordance with policies GD5 and GD34 of the Crawley Borough Local Plan 2000.

4. The tree protection measures shall be implemented and retained throughout the construction period in accordance with the approved details detailed within the amended Arboricultural Method Statement received on 08.09.2015. REASON: To ensure the retention and maintenance of trees and vegetation which are an important feature of the area in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

5. The cycleway scheme hereby approved shall be designed, laid out and constructed in accordance with the details shown on drawing number PL04-A04. REASON: In the interests of highway safety in accordance with policy T1 of the Core Strategy (2008) and saved policy T26 of the Local Plan (2000).

INFORMATIVES

1. The applicant will be required to contact WSCC Highways (01243 642105) in order to apply for a licence for the positioning of the proposed surfacing/equipment.

2. NPPF Statement

In determining this planning application, the Local Planning Authority assessed the proposal against all material considerations and has worked with the applicant in a positive and proactive manner based on seeking solutions where possible and required, by:

• Liaising with the agent and discussing the proposal where considered appropriate and necessary in a timely manner during the course of the determination of the application. • Seeking amended plans/additional information to address identified issues during the course of the application.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 004

REFERENCE NO: CR/2015/0435/FUL

LOCATION: LAND PARCEL AT JERSEY FARM, COUNTY OAK WAY, LANGLEY GREEN, CRAWLEY PROPOSAL: CONSTRUCTION OF AN INDUSTRIAL WAREHOUSE BUILDING COMPRISING THREE UNITS, A, B AND C, TO PROVIDE B2 AND B8 USAGE, TOGETHER WITH ASSOCIATED PARKING AND AMENITY.

TARGET DECISION DATE: 1 October 2015

CASE OFFICER: Mr M. Robinson

APPLICANTS NAME: Windsor Developments Limited AGENTS NAME: Robert Davies John West Ltd

PLANS & DRAWINGS CONSIDERED:

L390/101 Rev B Block Plan & Images, L390/103 Rev B Proposed Floor Plans & Elevations, Obstacle Limitation Surfaces Height Restrictions, 301-001 Proposed Outline Drainage Stragegy, CBC0001 Levels Plan, L390/102 Rev C Proposed Site Layout, 263-001-01B Landscape Mitigation Strategy

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. GAL - Planning Department No objection. Comment that if future airport boundary changes the site may be subject to compulsory purchase 2. GAL - Aerodrome Safeguarding No objection 3. Environment Agency The site has a low environmental risk – No comments. 4. WSCC - Highways No objection subject to parking and access conditions and the completion of the S106 agreement for TAD 5. Surrey County Council No comment received 6. Mid Sussex District Council No objection 7. Thames Water Comments that connections to the public sewers will require the prior approval of Thames Water. 8. Mole Valley District Council No comment received 9. Gatwick Diamond GROW Group No comment received 10. Sussex Police Comments regarding the how the site can be operated to reduce the opportunity for crime and the fear of crime 11. Horsham District Council No comment received. 12. CBC - Planning Arboricultural Officer No objection 13. Tandridge District Council No comment received 14. Reigate and Banstead Borough Council No objection 15. CBC - Environmental Health No objection 16. Cycle Forum No comment received. 17. Southern Water The applicant needs formal permission to connect to Southern Water’s water supply. 19. CBC - FP - Energy Efficiency & Sustainability Welcomes potential link to district energy network. Building should be BREAM excellent rating instead of very good. 20. CBC - FP - Urban Design Clear glass and details of cladding materials required 21. Ecology Officer No objection subject to conditions to ensure the ecological mitigation is undertaken 22. WSCC - Surface Water Drainage (SWD) No objection, further details of the Sustainable Urban Drainage system required. 23. National Air Traffic Services (NATS) No objection

NEIGHBOUR NOTIFICATIONS:-

The application was advertised in the Local Press and by site notices.

RESPONSES RECEIVED:-

One representation has been received from a Crawley resident, objecting on the following grounds:

 Loss of green space close to Manor Royal used by the public disappointing as one of few escapes from the industrial area;  Issues with making a busy road even busier.  Build on brownfield as opposed to greenfield land as there seem to be enough empty buildings around.

 Comment that website date for comments differs from site notice date.

REASON FOR REPORTING TO COMMITTEE:-

This is a “major” application of more than 1000sqm of floor-space created.

THE APPLICATION SITE:-

1.1 Located to the west of the County Oak Way and the Dualit, the site comprises a roughly triangular area of undeveloped field. There are trees and hedging along the south eastern boundary whilst the northern boundary is open to the remaining parts of the field and the countryside beyond

1.2 To the south west of the site is the Cherry Lane playing fields, to the south is the large Dualit business building and to the north east is a line of mature trees with the Merlin Centre beyond.

1.3 An area of CBC owned land runs along the south east side of the site. This appears to provide access from Cherry Lane playing field to County Oak Way, although it is not recognised as a public right of way.

THE PROPOSED DEVELOPMENT:-

2.1 This planning application seeks permission for a two storey building to form three general industrial (B2) and warehouse (B8) use class units with a combined floor space of 1128sqm. The building would be situated towards the wider south east corner of the site with an access road running from County Oak Way along the northern boundary to form a significant turning head to the north of Cherry Lane Playing Fields. Parking for 21 cars is proposed in addition to larger vehicles. Much hedge and some of the trees along the southern boundary adjacent to the CBC Land would be lost to make way of the development although replacement planting of trees is proposed. Landscaping is proposed towards the north eastern end of the site with hedging around the north and western boundaries.

PLANNING HISTORY:-

3.1 There is no planning history for this site.

PLANNING POLICY:-

4.1 This site is located outside the built up area boundary and within the Upper Mole Farmlands Urban Fringe. The area safeguarded for a potential second runway for Gatwick Airport runs directly along the northern boundary of the site.

The National Planning Policy Framework 2012 (NPPF):

4.2 The NPPF has a golden thread running through it which seeks to ensure a presumption in favour of sustainable development. The NPPF states that there are three dimensions to sustainable development and the planning system performs an economic, social and environmental role. These roles are mutually dependent. The Framework requires applications to be determined in accordance with the development plan.

4.3 Paragraph 14 (Presumption in favour of sustainable development). The National Planning Policy Framework has a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan-making and decision-taking.

4.4 Paragraphs 19 -21 (Building a strong, competitive economy).The Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth. Planning should operate to encourage and not act as an impediment to sustainable growth.

4.5 Paragraphs 56-58 (Requiring good design) Seeks high quality inclusive design for all development that takes into account the character of the area.

4.6 Paragraphs 109- 118 (Conserving and enhancing the natural environment) seeks to protect valued landscapes, whilst minimising the impacts on biodiversity.

Crawley Borough Local Development Framework: Core Strategy (2008):

4.7 E2 states new employment development or redevelopment and intensification of existing employment sites should be in sustainable locations including County Oak Way.

4.8 E3 seeks to protect all employment sites especially within the Main Employment Areas unless the site is no longer suitable for employment purposes.

4.9 EN5 requires all new development to be based on a thorough understanding of the site and surroundings and for it to be of a high quality in terms of its urban landscape and architectural design and materials

4.10 C1 Seeks to protect the countryside beyond the built up area boundary subject to national policy.

4.11 C2 Seeks to prevent development within the strategic gaps to prevent the coalescence of named settlements including Gatwick Airport and Crawley.

4.12 T3 seeks to ensure that the level of parking provision for a new development will normally take into account the Council's maximum parking standards and the need to maximise the potential for public transport.

Crawley Borough Local Plan (2000):

4.13 The following policies are relevant:

GD1 The Normal Requirements of All Development GD2 Development and its Setting GD3 The Operational requirements for a Site, including access, parking, loading, storage of materials and emergency access. GD4 The Comprehensive Development of Sites GD5 and GD6 Landscaping and Development GD8 Safety and Security GD10 The Needs of People with Disabilities and Mobility Problems GD13 Specific Sustainability Measures GD23 and GD25 The Water Environment GD35 and GD36 Phasing, Implementation and Planning Obligations T8 Car Park Design T28 walking and Cycling

Crawley Borough Local Plan (2015-2030): Submission Modifications Draft June 2015:

4.14 The plan has now been subject of an Examination in Public and a consultation on further proposed modifications. It is considered that the document now has substantial weight as it moves towards adoption (expected around December 2015). The relevant policies include:

4.15 CH3 (Normal Requirements of All Development) states all proposals for development in Crawley will be required to make a positive contribution to the area; be of a high quality design, provide and retain a good standard of amenity for all nearby and future occupants of land and buildings and be able to meet its own operational requirements necessary for the safe and proper use of the site.

4.16 CH4 (Comprehensive Development and Efficient Use of Land) Proposals must use land efficiently and not prejudice the development potential of adjoining land.

4.17 CH9 (Development Outside the Built Up Area Boundary). Sets out policies to ensure the Towns compact nature and attractive setting is maintained. The grouping of buildings, views, character lighting, parking and storage, activity and noise and traffic are all issues to be considered. Whilst not an allocated site within the emerging Local Plan 2015-2030, it is recognised in the supporting statement for policy CH9 that areas outside the area to be safeguarded will be considered favourably for minor extensions to the Main Employment Area provided they are appropriate to the location and the countryside setting. B use Class development maybe acceptable within the Upper Mole Farmlands Fringe.

4.18 EC1 (Sustainable Economic Growth). The supporting statement para 5.20 identifies that minor extensions abutting the Manor Royal boundary within the Upper Mole Rural Fringe area may be appropriate on site outside safeguarding subject to the impact on the countryside.

4.19 EC3 (Manor Royal) relates to the Manor Royal which is the principal business location for Crawley, and instrumental to success of the wider Gatwick Diamond. Development that is compatible with the area’s economic function and role in the wider sub-region will be permitted where it falls within the B Use Class and would result in the reuse, intensification, or change of use of the land or buildings.

4.20 ENV2 (Biodiversity) requires all development proposals to incorporate features to encourage biodiversity where appropriate.

4.21 ENV6 (Sustainable Design and Construction) states development for new non-domestic buildings should achieve BREEAM Excellent rating where technically and financially viable. This is however subject to a forthcoming Planning and Climate Change SPD.

4.22 ENV7 (District Energy Networks) states any major development within the borough and all development proposals within a priority area for District Energy Networks that would involve the creation of a new dwelling or the creation of over 1000sqm of internal floor-space, should consider how it may include site-wide communal energy systems and consider developing its own system for supplying energy to any surrounding existing or planned buildings. All development subject to the requirements of Policy ENV7, must be supported through the submission of a sustainability statement in compliance with the Planning and Climate Change SPD.

4.23 ENV8 (Development and Flood Risk) All development must avoid areas at unacceptable risk from flooding, and must not increase the risk elsewhere.

4.24 GAT2 (Safeguarded Land) Protects land for a second potential runway from inappropriate development.

4.25 In the absence of any adopted Climate Change SPD and an up to date NPPF compliant Local List the requirements of policies ENV6 and ENV7 requiring the submission of sustainability statements cannot be substantiated.

Supplementary Planning Guidance and Documents

4.26 The Planning Obligations and S106 Agreements Supplementary Planning Document 2008 also includes the Council’s adopted parking standards for change of use applications.

PLANNING CONSIDERATIONS:-

5.1 In addition to a consideration of the acceptability in principle of the development of this site for general industrial B2 and warehouse B8 uses, the following considerations are considered to be the determining considerations of this development:

 The principle of the development of this site for general industrial B2 and warehouse B8 uses  The impact on visual amenity and the character of the Upper Mole Farmland Rural Area;  The impact on users of the Highway, parking and the operational requirements of the site;  Ecology, Trees and landscaping;  Sustainability measures;  The impact on nearby occupiers/neighbours;  Infrastructure;  Comprehensive development.  Flooding;

The principle of the development of this site for general industrial B2 and warehouse B8 uses

5.2 The site is situated outside of the built-up area boundary within the Upper Mole Farmlands Fringe. The northern boundary of the site would also constitute the current extent of land safeguarded for a second runway for Gatwick Airport. GAL have advised that there is no objection to the proposal in terms of impact upon the potential delivery of a second runway although it is advised that if the boundary changes the site could be liable to compulsory purchase.

5.3 The NPPF requires LPA’s to proactively encourage sustainable economic growth to meet anticipated needs over the plan period. The site is adjacent to County Oak/Manor Royal main employment area and it has been accepted within policies CH9 and EC1 of the emerging Crawley Borough Local Plan 2015-2030 that land within this area could be made available for B use class development. In principle therefore it is considered that the proposed development would not conflict with existing policies within the Core Strategy 2008 or the Local Plan 2000, whilst being in accordance with the NPPF and the policies within the emerging Local Plan 2015-2030, subject to consideration of its impact, details of which are set out below.

The impact on visual amenity and the character of the Upper Mole Farmlands Fringe;

5.4 The proposal would be erected on an open field to the north of the Dualit site at the western end of County Oak Way. The applicant has sought to locate the proposed building towards the south east corner of the site, but with its furthest extent not projecting noticeably beyond the building line of the Dualit Building when extended. North of the building the proposed access road would extend from County Oak Way to the west ending in a large turning head beyond the west boundary of the Dualit site and north of the Cherry Lane playing fields. The area to the west of the proposed building beyond the west boundary of the Dualit site would include the access road, parking areas and some landscaping, but there would be no buildings.

5.5 The building itself would be 42m long and 20m wide with a maximum height to the ridge of 8.3m. Finished in glass and cladding and with a shallow pitched roof behind a parapet it would be a modern two storey purpose built commercial building.

5.6 The existing tree line to the north east of the site adjacent to the Merlin Centre would be unaffected by the development although a significant proportion of the hedge, small embankment and ditch along the southern boundary with the CBC owned land would be removed. The Embankment ditch and hedge adjacent to Cherry Lane Playing Fields would be retained and additional trees and hedging planted to supplement this. The hedgerow close to County Oak Way would also be retained and reinforced by additional planting. Replacement tree planting along this boundary has been proposed along with new hedgerows along the northern and western boundaries of the site.

5.7 It is considered the siting of the development and the building in the field close to existing buildings would appear as an extension to the existing commercial area without appearing dominant in the wider area. Views from Cherry Lane would be limited due to the position of the building and the existing tree/hedgerow screening and landscaping proposed, that would also screen the access/parking area. Although views from the informal path from Cherry Lane to County Oak Way would be significantly altered by having a development along it northern side, the loss of hedge and a number of relatively small trees would be partially mitigated by replacement planting. From County Oak Way the removal of the bund at the end of the way and clearing of some hedgerow to create the entrance would be relatively modest changes that could be mitigated by the landscaped area proposed and the new hedgerow.

5.8 In order to prevent significant impact from light spill a condition is recommended to control all external lighting.

5.9 It is therefore considered that the loss of a small amount of the field would not have demonstrably harmful impact on the Upper Mole Farmlands Fringe as it would be grouped close to existing buildings, would not result in the loss of important views and reflects the character of area, in particular the character of development to the west. It is therefore considered that subject to conditions to control materials and ensure the provision of landscaping that the impact upon visual amenity would be acceptable and there would not be a harmful impact upon the Strategic Gap.

The impact on users of the Highway, parking and the operational requirements of the site;

5.10 A new access would be provided from the western end of County Oak Way that would run along the north boundary of the site. An initial response from WSCC requiring additional information has been addressed by the applicant and WSCC has confirmed that there would be no objection to the proposal on highways grounds.

5.11 The proposed building would have a floor-space of 1128sqm. On the basis of a general industrial B2 use for this building there would be a requirement for 1 parking space per 40sqm and one lorry space per 500sqm. The maximum parking requirement would therefore be for 28 car-parking spaces and 2 lorry parking spaces. Twenty one car parking spaces, 2 lorry spaces and 2 light commercial vehicle spaces are proposed. It is acknowledged that the development would be 6 spaces short of the maximum, but as the units will also have permission for B8 (Storage or Distribution) where a maximum parking requirement of 11 car parking spaces would be required, it is considered that there is likely to be a mix of uses within the site and that the parking provision would therefore be adequate in these circumstances.

5.12 There would be 15 cycle parking spaces and this would exceed the CBC requirement for 1 cycle parking space per 200sqm for staff and 1 space per 500sqm for visitors set out in the Planning Obligations and S106 Agreements Supplementary Planning Document 2008. Further details of the actual shelters proposed will however be required.

5.13 The development can cater for its own waste storage needs within the site, and WSCC has considered how larger vehicles can access the site, there would be no adverse issues with access for waste collection vehicles.

5.14 It is considered that the access, vehicle and cycle parking and waste arrangement would be satisfactory and the proposal would therefore be able to meet its own operational requirements without risk to users of the highway or adverse impacts on amenity.

Ecology, trees and landscaping;

5.15 The proposal would result in the loss of some 31m of hedgerow and the removal of 3 Ash trees within it as well as involving building on an undeveloped field and its adjacent ditch.

5.16 The application has been submitted with biodiversity and ecology reports that have been considered by the Council’s ecology officer. No objection has been made to the proposal subject to a condition requiring mitigation measure to undertaken.

5.17 In terms of the 3 Ash trees to be removed from the hedge along the southern boundary, these trees are not considered to have significant amenity and their loss would not be harmful to the character of the area given the replacement planting proposed comprising in excess of 70 standard trees, around the site with approximately 20 along the southern boundary. The replacement tree planting would therefore adequately mitigate against loss of the trees.

5.18 Hedgerow planting with native species is proposed around the western and northern boundaries of the site. This would be similar to other field boundaries in the area. There is also quite extensive planting to the north, north-west and east of the building on site and this would provide additional screening when it matures. The trees along the southern boundary, whilst not replacing the mature hedge, would provide some screening from the adjacent informal path and would mitigate partially the impact of the building. Overall therefore the landscaping proposed would be considered acceptable to enhance the setting of this building adjacent to the fields that comprise this part of the Upper Mole Farmland Rural Area.

Sustainability measures;

5.19 The applicant has proposed that the building would be erected to a BREEAM very good standard and will be made ready for any proposed district energy network. Notwithstanding policy ENV6 of the emerging Local Plan 2015-2030 which seeks a BREEAM excellent rating for water and energy credits where technically and financially viable, it is considered that the applicant’s sustainability measures would be adequate.

The impact on nearby occupiers/neighbours;

5.20 The closest buildings to the south and north contain existing commercial uses and the proposal would not adversely impact upon the occupiers of these buildings. To the south west are the Cherry Lane playing fields and beyond these approximately 400m to the south west are the closest dwellings. Given the distance to this housing it is not considered there would be harm from noise and disturbance to their occupiers. The playing fields are subject to intermittent use and are extensive as they include two cricket pitches, given the existing relationship with closer commercial uses along the eastern boundary it is not considered that this proposal would demonstrably impact upon users of the playing fields more than existing nearby uses.

Infrastructure;

5.21 The proposal seeks to provide 1128sqm of gross internal floor-space in two buildings on site. The Planning Obligations and S106 Agreements Supplementary Planning Document 2008 would require the following off-site infrastructure requirements.

Transport Total Access Demand £24808 . Manor Royal: £2256

5.22 The S106 agreement is currently being prepared.

Flooding

5.23 WSCC as the lead local flood authority have commented that existing surface water flow paths across the site should be maintained or appropriate mitigation strategies proposed. The site is an Environment Agency level one flood risk area and there is therefore low risk of the site flooding. There is therefore no objection to the proposal on flooding grounds subject to a Sustainable Drainage System being implemented.

Comprehensive Development

5.24 The application includes a clear indication of a turning head and access road that could in future be used to potentially develop further land in the nearby area subject to a decision being taken on a second runway for Gatwick Airport and a detailed consideration of future development site boundaries. The access and road was submitted by a Transport Assessment based on a larger area and providing a significantly greater amount of commercial floor-space. Given the identified requirements for Crawley to provide additional employment floor-space within the next Local Plan period 2015-2030, it is considered that the applicants work in providing potential access arrangements for the development of a larger area in the future would accord with policy CH4 that seeks to use land efficiently and not unduly restrict the development potential of adjoining land.

CONCLUSIONS:-

6.1 The use of the site is supported by National and Local Plan policies and would have a potentially positive impact in terms of the local economy. The design of the development and the landscaping would not adversely impact upon the character of the countryside or the strategic gap. The operational needs of the site in terms of access, parking, cycle and motor cycle parking can be met, and the Highway Authority West Sussex County council have confirmed there are no objections in terms of impact upon road capacity or highway safety.

6.2 Subject to the completion of the S106 agreement it is considered that the proposal would accord with the relevant sections of the NPPF2012 the relevant policies within the Local Development Plan and the emerging Local Plan 2015-2030. On this basis it is recommended that permission be granted

RECOMMENDATION RE: CR/2015/0435/FUL

Permit subject to the completion of the S106 agreement and the following conditions:-

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.

2. The development hereby permitted shall not be carried out other than in accordance with the approved plans save as varied by the conditions hereafter. REASON: For the avoidance of doubt and in the interests of proper planning.

3. No work to implement the buildings on site shall be undertaken 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, roofs and glazing of the proposed building 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.

4. No development, including site works of any description, shall take place on the site unless and until all the existing trees/bushes/hedges to be retained on the site have been protected by fencing erected in accordance with details that have first been submitted to and approved 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 Crawley Borough Local Plan 2000.

5. The soft landscaping for the site shall be carried out in accordance with the Landscape Mitigation Strategy Drawing no 263-01-01B. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons 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 the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of amenity and of the environment of the development in the accordance with 'saved' Policy GD5 of the Crawley Borough Local Plan 2000.

6. No buildings shall be occupied until such walls and/or fences associated with them have been erected in accordance with details that have first been submitted to and been approved in writing by the Local Planning Authority. REASON: In the interests of amenity in accordance with policy GD2 of the Crawley Borough Local Plan 2000.

7. Development should not commence until the proposed surface water drainage designs for the site have been approved in writing by the Local Planning Authority. Full details of the maintenance and management of the SuDS system should also be set out in a site- specific maintenance manual and submitted to, and approved in writing, by the Local Planning Authority. The scheme shall subsequently be implemented and subsequently maintained in accordance with the approved details before the development is occupied. REASON: To ensure development can drain surface water acceptably in accordance with 'saved' policy GD25 of the Crawley Borough Local Plan 2000 and ENV8 of the emerging Crawley Borough Local Plan 2015-2030.

8. Before any work for the implementation of this permission commences, detailed plans, cross sections and particulars of the finished land levels for the surrounding parking, service and landscape areas and the finished floor levels of the building shall be submitted to and have been approved in writing by the Local Planning Authority, and the development 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 Crawley Borough Local Plan 2000.

9. The development hereby permitted shall not be occupied unless and until the access, parking spaces and service areas for the site have been designed, laid out and constructed in accordance with plans and details that have first been submitted to and been approved in writing by the Local Planning Authority. The access, parking spaces and service areas shall thereafter be maintained for these purposes in accordance with the approved details. REASON: In the interest of highway safety in accordance with policy GD3 of the Local Plan.

10. The building shall not be occupied unless and until the access from the site to the public highway (County Oak Way) has been designed, laid out and constructed in in accordance with details that have first been submitted to and been agreed in writing by the Local Planning Authority Reason: In the interest of highway safety in accordance with 'saved' policies Gd1 and Gd3 of the Crawley Borough Local Plan 2000.

11. The development hereby permitted shall not be occupied unless and until cycle parking is provided in accordance with details that have first been submitted to and been approved in writing by the Local Planning Authority. The cycle parking hereby approved shall be retained in accordance with the approved details. REASON: To ensure the site can meet its own operational requirements in accordance with saved policies GD3 and T28 of the Crawley Borough Local Plan 2000.

12. No development shall commence until a wildlife protection and enhancement plan/method statement has been submitted to, and approved in writing by, the local planning authority. The development and subsequent occupation shall thereafter be carried out in accordance with the wildlife protection plan/method statement. Reasons: to ensure that the proposal does not harm the biodiversity of the area, particularly during construction operations and to ensure that landscape proposals subsequent management makes an appropriate contribution to future biodiversity, in accordance with the NPPF.

13. The Bird Hazard Management Plan shall be implemented as approved, upon completion of the roofs and shall remain in force for the life of the buildings. No subsequent alterations to the plan are to take place unless first submitted to and approved in writing by the Local Planning Authority. REASON: It is necessary to manage the roofs in order to minimise its attractiveness to birds which could endanger the safe movement of aircraft and the operation of Gatwick Airport.

14. 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 Crawley Borough Local 2000.

INFORMATIVE(S)

1. The applicant is strongly encouraged to safeguard the space identified within the development to enable the building to be 'Network Ready' in the event the Manor Royal Energy Scheme is delivered allowing the development to benefit from this technology.

2. Given the nature of the proposed development it is possible that a crane may be required during its construction. We would, therefore, draw the applicant’s attention to the requirement within the British Standard Code of Practice for the safe use of Cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. Gatwick Airport requires a minimum of four weeks’ notice. This is explained further in Advice Note 4, ‘Cranes and Other Construction Issues’ (available at www.aoa.org.uk/policy-safeguarding.htm).

3. The development is close to the aerodrome and the approach to the runway. We draw attention to the need to carefully design lighting proposals. This is further explained in Advice Note 2, ‘Lighting near Aerodromes’ (available at http://www.aoa.org.uk/operations-safety/). Please note that CAP393: Air Navigation The Order & The Regulations, Part 28, Article 221(1) grants the Civil Aviation Authority power to serve notice to extinguish or screen lighting which may endanger aircraft

NPPF Statement

Providing advice in a timely and manner through pre-application discussions. Liaising with consultees, respondents and the agent and discussing the proposal where considered appropriate and necessary in a timely manner during the course of the determination of the pplication. Seeking amended plans and additional information to address identified issues during the course of the application.

Standard Portrait Map Print - CBC Intranet Map Page 1 of 1

Crawley Borough CR/2015/0435/FUL Council, Town Hall, The Boulevard, Date 7/9/2015 Approx. Scale 1:2,500 Crawley, West Sussex RH10 1UZ LAND PARCEL AT JERSEY FARM, COUNTY OAK Tel: 01293 438000 WAY, L/G Fax: 01293 438603

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 07/09/2015

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 005

REFERENCE NO: CR/2015/0467/FUL

LOCATION: 310 IFIELD DRIVE, IFIELD, CRAWLEY PROPOSAL: CONSTRUCTION OF VEHICLE CROSSOVER AND HARDSTANDING

TARGET DECISION DATE: 9 September 2015

CASE OFFICER: Miss C. Bailey

APPLICANTS NAME: Mr Warren Howes AGENTS NAME:

PLANS & DRAWINGS CONSIDERED:

CBC0001 Site Location Plan, CBC0002 Block Plan, 01 Rev 00 Proposed Dropped Kerb - Construction Details

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. WSCC – Highways Raise concerns to highway safety.

‘Appears to be insufficient space to park vehicle without overhanging footway, no turn-on-site and hedge may need to be reduced to allow sufficient visibility’.

2. CBC - Property Division No objection

NEIGHBOUR NOTIFICATIONS:-

308, 312, 125, 127 and 129, Ifield Drive; 137 and 139 Rusper Road

Neighbour expiry date: 6 August 2015

RESPONSES RECEIVED:-

None received

REASON FOR REPORTING TO COMMITTEE:-

The applicant is related to a CBC member of staff.

THE APPLICATION SITE:-

1.1 The application site relates to a two-storey semi-detached property situated on the western side of Ifield Drive close to its junction with Rudgwick Road. The application site has a front garden measuring approximately 4.0m in depth and 8.7m in width. A hedge is situated on the side boundary with no.312 Ifield Drive to the south. Beyond the front garden is a public footpath and grass verge, comprising Highways land owned by West Sussex County Council (WSCC).

1.2 The application site is within in an established residential area and fronts onto a classified road. There are a number of large parking bays along the street that provide residential parking, with several properties on the eastern side of the road have implemented vehicular crossovers. There are no identified site constraints.

THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought to construct a vehicular hardstanding measuring 4.0m in depth and 8.7m in width and a crossover measuring 1.95m in depth and 4.5m in width to allow vehicular access to the front of the property. The driveway and crossover would be constructed of a ‘bitmac’ concrete surface, with pre-cast concrete edgings.

PLANNING HISTORY:-

3.1 Original planning permission for the property was permitted under reference CR/263/1954.

3.2 Planning permission to construct a vehicular crossover at this property was refused under reference CR/2002/0107/FUL. The reasons for refusal were:-

1. The information and use of additional access to the public highway on Ifield Drive at this point would add to the hazards of highway users to an unacceptable degree and would therefore conflict with Policies T2 of the Crawley Borough Local Plan 2000.

2. Development in the manner proposed does not provide for an adequate length of drive way to permit a vehicle to park between the front of the dwellinghouse and the back edge of the footway, and would be prejudicial to the safety and free passage of pedestrians and would conflict with Policy T2 of the Crawley Borough Local Plan 2000.

PLANNING POLICY:-

The National Planning Policy Framework (2012):

4.1 The relevant section of the NPPF are as follows:

 Section 7: requiring good design states that local authorities should consider the case for setting out sustainable development and attaches great importance to good design of the built environment.

Local Development Framework (LDF): Core Strategy (2008):

4.2 Policy EN5 seeks to ensure that all developments are appropriate to their wider setting and for it to be of high quality in terms of its urban landscape and architectural design and materials.

4.3 Policy T1 seeks to ensure a more comprehensive integration between the local transport infrastructure and amongst other things seeks to improve footpath networks and ease traffic congestion and key points.

Saved Local Plan (2000):

4.4 Policy GD1 seeks to ensure that the scale, height and form of the development is appropriate, and that the development does not cause unreasonable harm to the amenity of the area;

4.5 Policy GD2 states that planning permission will not be granted for development if it does not relate sympathetically to its surroundings;

4.6 Policy GD3 relates to operational requirements necessary for the safe and proper use of a site or building;

4.7 Policy GD25 relates to surface run-off and seeks to permit development only if it can provide adequate arrangements for surface water run-off without giving rise to an increased potential for the pollution of water courses and underground water;

4.8 Policy T19 states that proposals for cross-overs to access hardstanding’s in front gardens will not be permitted if highway safety and the amenity of the street scene are adversely affected.

The Crawley Borough Local Plan: Modifications Consultation Draft (2015-2030)

4.9 This document now has substantial weight as it moves towards adoption (expected around December 2015).

Relevant policies include:  Policy CH2: Principles of Good Urban Design;  Policy SD1: Presumption in favour of Sustainable Development;  Policy CH3: Normal Requirements of All New Development.

4.10 Policy IN7 relates specifically to crossovers and states: “Proposal for crossovers to access hardstanding in front gardens will only be permitted where highway safety and the amenity of the street scene are not adversely affected; and the proposal will not result in the unacceptable loss of public on-street parking spaces”.

PLANNING CONSIDERATIONS:-

5.1 The main considerations in determining this application relate to:-

 Impact on the character, appearance and visual amenities of the surrounding area;  Impact upon the amenities of neighbouring occupants;  Impact on highway safety;

Impact on the character, appearance and visual amenities of the surrounding area:

5.2 With regard to the character and appearance of the surrounding area, a number of crossovers have been implemented, in particular to dwellings east side of the road. It is considered that the construction of the crossover would not have a significant impact on the appearance of the street scene and would not be an unusual feature within the surrounding area.

Impact upon the amenities of neighbouring occupants:

5.3 It is not considered that the proposal would result in a detrimental impact on the amenities of adjoining properties.

Impact on highway safety:

5.4 WSCC have been consulted and raised concerns regarding highway safety. The depth of the proposed hardstanding would measure 4.0m from the back of the pavement to the front elevation. A hardstanding of at least 4.8m deep and 2.4m wide is required in the front garden to allow a vehicle to be parked satisfactorily off the highway. In this case, a depth of 4.8m could not be achieved as the garden is too small and there is a high risk that parked cars would obstruct the footway. This would be dangerous to pedestrians especially wheelchair users or those who are partially sighted and children.

5.5 In addition, parking a vehicle at an angle to the road would not be an acceptable solution, as it would result in more ‘manoeuvring’ to get into and out of the space. It is noted that the front garden is very short and there would not be adequate space to accommodate a vehicle without obstruction of the footway. The hedge is the applicant’s ownership so could be reduced in height to improve visibility but the size of the garden would make manoeuvring difficult.

5.6 The depth of the proposed driveway would not meet the criteria set and the proposal would not include a turn-on-site facility. In addition, limited space would be available for an average size car to park and to not overhang the footway. Given the above, it is considered that the proposed vehicular crossover and hard-standing would conflict with policies T19 in the Saved Local Plan (2000) and IN7 in the Crawley 2030 Modifications Consultation Draft Local Plan (June 2015).

CONCLUSIONS:-

6.1 For the reasons outlined above, the proposed vehicular crossover and hardstanding is not considered acceptable in terms of its impact on highway safety. Given the close proximity to the public highway and the junction on Ifield Drive, the proposal would add to the hazards of highway users and would conflict with Policy T19 in the Saved Local Plan (2000).

6.2 In addition, the proposed hardstanding would be 4.0m deep and would not provide adequate space to accommodate a vehicle without obstructing the footpath. In this instance, the proposal would raise highway concerns and would not comply with relevant policies of the Core Strategy (2008) and the Saved Local Plan (2000).

RECOMMENDATION RE: CR/2015/0467/FUL: - REFUSAL

REASON FOR REFUSAL:

1. The proposed development would not provide for an adequate length of hardstanding to permit a vehicle to park in the front of the property without obstruction to the footway, and would be detrimental to the safety of pedestrians. The proposal would therefore conflict with ‘Saved’ Policy T19 of the Crawley Borough Local Plan (2000) and Policy IN7 of the Crawley 2030 Modifications Consultation Draft Local Plan (June 2015).

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Crawley Borough Council, CR/2015/0467/FUL Town Hall, The Boulevard, Crawley, Date 1/9/2015 Approx. Scale 1:1,250 West Sussex RH10 1UZ

Tel: 01293 438000 310 IFIELD DRIVE, IFIELD, CRAWLEY Fax: 01293 438603

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 01/09/2015

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 21 September 2015 REPORT NO: PES/175 ITEM NO: 006

REFERENCE NO: CR/2015/0509/NCC

LOCATION: CRAWLEY BAPTIST CHURCH, CRABTREE ROAD, WEST GREEN, CRAWLEY PROPOSAL: VARIATION OF CONDITION 9 (NUMBER OF PARKING SPACES) PURSUANT TO PLANNING PERMISSION CR/2002/0031/FUL TO ALLOW PART OF THE CAR PARK TO BE USED AS AN OUTSIDE PLAYGROUND FOR THE PRE-SCHOOL AND YOUTH GROUPS

TARGET DECISION DATE: 25 September 2015

CASE OFFICER: Miss E. Greening

APPLICANTS NAME: Mr Ian Warner AGENTS NAME:

PLANS & DRAWINGS CONSIDERED:

CBC0001 Site Location Plan, 1295-001 Plan A - Parking as Existing, 1295-001 Plan B - Parking Configuration - 46 spaces available , 1295-001 Plan C - Parking Configuration - 21 spaces available

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. WSCC - Highways No Highway safety concerns 2. CBC - Environmental Health No objection subject to the agreed hours of use and amplified noise being conditioned 3. CBC - Planning Arboricultural Officer No objection

NEIGHBOUR NOTIFICATIONS:-

7 to 15 (odd nos) Town Barn Road; 2 to 9 Little Crabtree; 1, 3, 4, 6, 7, 8, 9, 10, 11, 12, 13, 14 Crabtree Court; 3, 5, 7, 9, 9A, 11, 13 Crabtree Road, West Green

RESPONSES RECEIVED:-

7 letters of objection received from 5 addresses outlining the following concerns: Trees/ landscaping  Concerned that by allowing children to play close to trees there will be pressure to drastically prune or fell the trees. A suitable landscaped area with protective fencing, forming a buffer zone should be established to ensure that the trees are protected and the children safe  On the original application, landscaping was provided along the entire north boundary, this has been partially removed and should be reinstated to satisfy privacy needs

Noise/ amenity  Increased noise levels, especially during the week due to the playgroup/ nursery being allowed into the car park on a regular basis  Strict hours of operation should be attached to the planning permission to control activity levels  When the playground is in use, there should be no other use to ensure that the activity, noise and traffic is compatible with the quiet residential area

Highway safety/ parking issues  Reducing the size of the car park will cause problems for blood donation vehicles as well as reducing the car park for donors  The use of the play area would wipe out the car parking for the disabled and the cycle racks, these should be relocated where parking is available at all times  The application site is close to the junction of Crabtree Road and Town Barn Road. The proposal to allow activities as early as 8am and should be the subject of a study by independent Traffic Engineers as the car parking figures given are incorrect and the increase in traffic movements at this time in the morning will make the proposal unacceptable  Concern regarding access to the allocated play space through a live car park

Other issues  There are no details of materials proposed or suitability of the surface or security fencing to be used  Concerned that the area will be used for car parking when not in use as a play area and there could be oil, and other vehicle fluids on the ground  Proper studies should be carried out by independent professionals in relation to Risk Assessment and Work Place Analysis

REASON FOR REPORTING TO COMMITTEE:-

Number of letters received contrary to Officer Recommendation

THE APPLICATION SITE:-

1.1 The application site is a church located on the northern side of Crabtree Road on the road frontage. The building itself is brick built with a slate roof with parking located to the rear and western side of the building. The site is located in a predominantly residential area with houses to the north, east and south and a block of flats to the west.

There are no identified site constraints.

THE PROPOSED DEVELOPMENT:-

2.1 The application seeks permission to vary a condition attached to the original permission (CR/2002/0031/FUL) which stated:

“The building hereby permitted shall not be occupied/ until space has been laid out in accordance with details approved by the Local Planning Authority for the turning/ loading and/ or unloading of vehicles and the parking of 51 vehicles clear of the public highway and such space shall not thereafter be used other than for the purposes which it is provided”

2.2 A non-compliance of condition application (CR/2007/0427/NCC) was subsequently approved in 2007 reinstating this condition in the following format:

“Parking for 51 vehicles, and the space for turning/ loading and/ or loading of vehicles shall be retained in accordance with the approved details in CR/2002/0031/FUL”

2.3 The application under consideration now seeks to vary the planning condition to allow part of the car park to be used as a play/ recreation area for certain times as shown on the following plans:

Plan A: 51 Spaces as currently permitted

Plan B: 46 Spaces available (spaces 28-32 cordoned off for use as a play area for pre-school on Mondays/ Thursdays and Fridays 08:00 – 14:30 during term time)

Plan C: 21 Spaces available (spaces 22-51 cordoned off for youth groups as a recreation area on rare occasions during the week, not more than two times a year)

PLANNING HISTORY:-

3.1 CR/2015/0566/FUL: Installation of 5 x condenser units- Pending Consideration

3.2 CR/2009/0375/FUL: Erection of metal storage shed- Permitted

3.3 CR/2008/0381/FUL: Installation of air conditioning units into ground floor and first floor kitchens with external condensers mounted on external wall and flat roof- Permitted 3.4 CR/2007/0427/NCC: Installation of brise soleill to the windows of sanctuary, hall, lounge and kitchen and removal of condition 7 of CR/2002/0031/FUL to allows first floor windows to be openable- Permitted

3.5 CR/2002/0031/FUL: Demolition of existing church and halls and erection of new church (amended plans received)- Permitted

PLANNING POLICY:-

National Planning Policy Framework (2012)

4.1 The National Planning Policy Framework introduced a presumption in favour of sustainable development which should be seen as a golden thread running through both plan making and decision taking. This means that Local Planning Authorities should approve development proposals that accord with the development plan without delay.

4.2 Section 8 applies to Promoting Healthy Communities and emphasises the importance of planning positively for the provision and use of shared space, community facilities and other local services to enhance the sustainability of communities and residential environments

Local Development Framework Core Strategy (2008)

4.3 Policy EN5 ensures that all new development is based on a thorough understanding of the context, significance and distinctiveness of its site and surroundings.

Saved Local Plan (2000)

4.4 Policy GD3 seeks to ensure that development will meet the requirements necessary for parking, access and loading/ unloading

4.5 Policy COM15 will encourage appropriate community services facilities to be suitably designed and available for dual use by a range of community groups.

The Crawley Borough Local Plan (2015-2030): Modifications Consultation Draft 2015:

4.6 The Crawley Borough Local Plan 2015-2030 was the subject of consultation between 1 September and 13 October 2014. The document was submitted for Examination at the end of November 2014, with a public examination in March and May 2015. Following on from the Public Examination, the Council has been out to consultation (1 July to 12 August 2015) on the proposed modifications for a limited number of policies. It is therefore considered that significant weight can be given to the policies.

4.7 Policy CH3 requires development to retain a good standard of amenity for all existing and proposed occupants of land and buildings and should not cause unreasonable harm to the amenity of the surrounding area by way of traffic generation and general activity for examples noise and smells

4.8 Car and cycle parking standards are dealt with in policy IN4 and states that parking standards for development will be based on the particular usage of the premises, which will take account of the intensity and requirements of the use and accessibility of an area of public transport and other sustainable modes.

Other material considerations

4.9 The Planning Obligations and S106 Agreements Supplementary Planning Document (August 2008) provides information on parking standards.

PLANNING CONSIDERATIONS:-

5.1 The main considerations in the determination of the application are:  The impact of the proposal on neighbour amenity and the character of the area  The impact of the proposal on parking and highway safety and operational requirements of the site The impact of the proposal on neighbour amenity and the character of the area

5.2 There are no physical alterations proposed to the existing site, the parking spaces would remain as existing apart from during the times outlined within the plans submitted (and explained in more detail at 2.3). It is therefore considered that the visual impact of the proposal on the character of the area would be limited.

5.3 Turning to the potential impact on neighbour amenity, the main consideration is the potential impact on the properties to the north and east of the application site. The area for the proposed play area would be in the north east of the application site with approximately 40 metres between the play area and properties to the north (Little Crabtree) and 9.5 metres to the properties to the east (Town Barn Road). It is not considered that the proposal would result in any additional overlooking as the site is surrounded by a 1.8 metre close boarded fence with additional hedging and planting in places along the boundary as well.

5.4 In terms of the potential noise impact, plan A shows the application site as existing. The applicant has stated that 51 spaces will be available at all times during the week apart from the exceptions outlined in plans B and C. Plan B shows the 5 spaces (no’s 28-32) that would be unavailable for parking during the hours of 08:00 and 14:30 on three days a weeks during term time, and Plan C shows the 31 spaces used for youth activities twice a year.

5.5 Environmental Health have been consulted and acknowledge that the children would be audible from the neighbouring gardens, but the noise would not be unreasonable when part of the church’s role is as a community use. In addition the potential noise impact would only be on three weekdays, which is not considered to be excessive. Whilst no details have been given as to the types of activities that could be undertaken under the Plan C layout, given that this would only take place on a bi-annual basis this level of activity is not considered unreasonable for a church which is considered a community use. It is acknowledged that Environmental Health suggest a condition should be attached to prevent the use of amplified sound. However given the area would only be used for youth activities twice a year, it is not considered reasonable to attach this condition.

5.6 Whilst it is acknowledged that using the space as a play area would have some impact in terms of increased noise levels, given the limited times proposed and the established use of the building as a church this is considered to accord with saved policy COM15 of the Local Plan (2000) and para. 70 of the NPPF (2012) which encourages the use of shared spaced, community facilities and other local services to enhance the sustainability of communities and residential environments.

5.7 A number of comments have been made regarding concerns that the trees with adjoin the site could cause injury to the children if branches were to fall. There are no branches which directly overhang the existing parking spaces, and it would be the responsibility of the nursery and church to ensure that the play area is safe.

The impact of the proposal on parking and highway safety and operation requirements of the site

5.8 A number of the comments received raise concerns regarding the loss of parking and potential impact on the surrounding roads. The car park is privately owned and run by the church; they have stated in the supporting information that they monitor the bookings closely to ensure that adequate parking is available at all times and it would be their responsibility to ensure this is the case. In addition the on street parking is restricted in times and the site is considered to be in a sustainable location close to the town centre.

5.9 The proposed amendments to the existing parking arrangements are relatively minor with Plan B showing a reduction of only 5 spaces between 08:00 and 14:30 on Monday’s, Thursdays and Fridays during term time only with the 51 spaces remaining the rest of the time (plan A). It is noted that the plan C seeks to reduce the space to 21 spaces, however this layout would not be more than twice a year for in house children and youth groups as a recreation area. The supporting statement suggests that when this is the case, there would be no other groups on site, which would assist in reducing the parking demand for the site. 5.10 West Sussex County Council have suggested that there is space within the remaining car park area for cars and vans to manoeuvre without causing an obstruction to those using Crabtree Road and that there should be a reasonable number of spaces remaining available to those using church facilities.

5.11 In terms of the impact on highway safety, concerns have been raised from residents regarding the safety of children if they have to pass through the car park and method of fencing for the play area. The Operations Manager for the church has confirmed verbally that the pre-school is registered with Ofsted and therefore it would be the responsibility of the pre-school to ensure that the area would be safe for children to play in.

CONCLUSIONS:-

6.1 In conclusion, the proposal seeks to amend the original planning condition which requires the 51 parking spaces to be retained at all times. Plan B shows 5 spaces being used as a play area for the nursery on Mondays, Thursdays and Fridays between 08:00 and 14:30 during term time, and plan C shows 32 spaces used for a youth group twice a year. Whilst it is acknowledged that the proposal would generate some additional noise, given the limited hours this is not considered unreasonable. The proposal would result in the loss of some parking spaces, however it would be the responsibility of the church to ensure that adequate parking is available for all users and the responsibility of the nursery to ensure the safety of the children using the play area.

6.2 It is therefore considered that the proposal meets the requirements of the NPPF, policy EN5 of the Core Strategy, saved policies GD3 and COM15 of the Local Plan (2000) and policies CH3 and IN4 of the emerging Local Plan (2015-2030) and it is recommended that the condition is varied. As the variation of condition results in a new permission, it is appropriate to attach any existing relevant conditions to the permission.

RECOMMENDATION RE: CR/2015/0509/NCC

Permit subject to the following conditions:

1. 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 Crawley Borough Local 2000.

2. The windows on the first floor of the west elevation of the building shall at all times be glazed with obscured glass. REASON: To protect the amenities and privacy of the adjoining property in accordance with Policies GD1 of the Crawley Borough Local Plan 2000.

3. Parking for 51 vehicles (as shown on Plan A) and the space for turning/ loading and/ or unloading of vehicles shall be retained at all times with the following exceptions:

 Between 08:00 and 14:30 on Mondays, Thursdays and Fridays during term time, spaces 28-32 (as shown on Plan B) can be cordoned off for use by the onsite pre-school as a play area, and

 On no more than two occasions per calendar year, spaces 22-51 (as shown on Plan C) can be cordoned off for use by youth groups as a recreation area REASON: In the interests of road safety and to accord with policies GD3 and COM15 of the Crawley Borough Local Plan 2000.

4. NPPF Statement

The Local Planning Authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received and subsequently determining to grant planning permission in accordance with the presumption in favour of sustainable development, as set out within the National Planning Policy Framework.

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Crawley Borough CR/2015/0509/NCC Council, Town Hall, The Boulevard, Date 1/9/2015 Approx. Scale 1:1,250 Crawley, West Sussex RH10 1UZ CRAWLEY BAPTIST CHURCH, CRABTREE ROAD, WEST GREEN Tel: 01293 438000 Fax: 01293 438603

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 01/09/2015