CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE – 13 th FEBRUARY 2006

ITEM REF NO LOCATION RECOMMEND

001 CR/2005/0773/FUL LAND AT RATHLIN ROAD PERMIT PAVILION/PLAY CENTRE SITE, RATHLIN ROAD, BROADFIELD, CRAWLEY

002 CR/2005/0812/FUL FORMER TSB SEEBOARD SITE, REFUSE RUSSELL WAY, THREE BRIDGES, CRAWLEY

003 CR/2005/0819/COU 4 FURNACE PARADE, FURNACE PERMIT GREEN, CRAWLEY

004 CR/2005/0853/FUL CLARION (FORMERLY QUALITY PERMIT HOTEL GATWICK), LANGLEY DRIVE, LANGLEY GREEN, CRAWLEY

005 CR/2005/0873/FUL 32 LINGFIELD DRIVE, POUND HILL, PERMIT CRAWLEY

006 CR/2005/0883/FUL 139 THE BIRCHES, THREE BRIDGES, PERMIT CRAWLEY

007 CR/2005/0890/RG3 CRAWLEY MARKET, HIGH STREET, PERMIT WEST GREEN, CRAWLEY

008 CR/2005/0891/FUL 35-37 GOFFS PARK ROAD, REFUSE SOUTHGATE, CRAWLEY

009 CR/2005/0895/FUL EVANS CYCLES, UNIT 1, CAMINO APPROVE PARK, JAMES WATT WAY, NORTHGATE, CRAWLEY

010 CR/2006/0009/FUL SITE E2, CRAWLEY BUSINESS PERMIT QUARTER, FLEMING WAY, NORTHGATE, CRAWLEY

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 001

REFERENCE NO: CR/2005/0773/FUL

LOCATION: LAND AT RATHLIN ROAD PAVILION/PLAY CENTRE SITE, RATHLIN ROAD, BROADFIELD, CRAWLEY PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 52 APARTMENTS WITH ASSOCIATED PARKING (AMENDED PLANS RECEIVED)

APPLICANT/AGENT

APPLICANTS NAME: Kingsoak Southern Counties, AGENTS NAME: Development Planning Partnership, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Mr J Mills- County Archeologist No objections subject to archaeological safeguarding conditions. 2. BAA Safeguarding No objection subject to an informative on the use of cranes during construction. 3. Environment Agency No objections subject to conditions. 4. Thames Water No objections. 5. WSCC Planning No objections subject to Section 106 Agreement covering social housing and highway contribution. No contribution required for education or library infrastructure. 6. P & PS No objections subject to unilateral agreement. 7. Head of Transport Services No objection subject to a Section 111/278 agreement and highway contribution. 8. Southern Water No objections. 9. Police No objections.

Consultation expiry date: 21 November 2005

NEIGHBOUR LETTERS SENT:-

The Occupier: 11,13,15,17,19,21,23,25,27,29,31,33 and 35 Canvey Close 2,4,6,8 and 10 Colonsay Road

REPLIES RECEIVED:-

5 letters of representation have been received some of which support the development of the site but others raise the following concerns:-

● generation of traffic to surrounding area ● insufficient car parking provision ● site contains archaeological remains ● scale of development out of character with the surrounding area. Other issues raised include future proposals for the adjacent children’s playground.

1. THE APPLICATION SITE:-

1.1 The application site is situated at the northern end of Rathlin Road adjacent the Broadfield playing fields on the south side of Crawley Avenue. The site is now vacant but was formally occupied by a single storey building that was erected in the mid 1970’s. This was used as changing facilities for the adjacent playing pitches, also as a supervised play centre. The building was badly damaged by fire and was demolished three years ago.

1.2 To the east of the site is the former hard surfaced playground, where the play equipment has now been removed, and a cut field currently used for casual and informal recreation. This area is separated from the public sports pitches to the north by a stream and a significant band of trees which screen the site from Crawley Avenue. There is also planting along the southern and western boundaries of the site and a footpath, which follows the route of Broadfield Brook. Beyond this lies the two storey residential development along Canvey Close and Lundy Close which forms part of the Broadfield neighbourhood.

1.3 Vehicular access to the site is currently taken in the south west corner from Rathlin Road and there are a variety of undefined footpaths in use around the site linking the existing residential area to the adjoining playing fields.

2. THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought for the residential development of the site to provide 52 apartments. The proposal will comprise of two blocks A and B. Block A is proposed as private whilst Block B is for affordable housing. It is proposed to provide a mix of one and two bedroom units with 36 two bedroom units and 16 one bedroom units.

2.2 The siting and orientation of the buildings has been designed to utilise the existing access to the site. Rathlin Road is to be extended and continued into the site to form a central car parking and circulation area with the blocks forming a horse-shoe shape around it. The vehicular access will be gated to restrict access to residents and reduce the potential threat of unauthorised vehicles in the parking areas.

2.3 The proposed development ranges from 2-4 storeys to provide a varied roofline. The higher sections of the buildings will be on the northern section of Block A where the development is furthest from neighbouring development and in the centre of the western part of Block A where tower features are proposed to form focal points to the access and entrance to the building.

2.4 Provision has been made for 63 car parking spaces and has been designed to enable constant surveillance of the parking areas by the two proposed blocks. The applicants have also included space for a car club which would form part of the unilateral agreement.

2.5 The scheme includes provision for an amenity area and associated landscaping. Boundary fencing and planting are also proposed to assist in the prevention of potential crime and vandalism. The footpath will be retained to the north which loops around the site to the north and west of Block A.

2.6 The application was supported by an environmental statement including:

● A Planning statement

● A Design statement

● A Transport Statement.

● An Archaeological Evaluation

● A Habitat survey

● A Badger survey

● A Water Vole Survey

3. PLANNING HISTORY:-

3.1 The application was previously considered by the committee at their meeting on the 23 January 2006, at which members resolved to defer the application to enable further consideration of a revised car parking layout which had been submitted by the applicants.

3.2 There is no other relevant recent planning history for the site. As mentioned previously the site was formally occupied by a single storey sports pavilion and play centre, but this was damaged by fire and subsequently demolished. Since that time crime and unauthorised access by vehicles have been reported and have lead to a further decline of the area.

4. PLANNING POLICY:-

National Policy

4.1 Planning Policy Statement 1 (PPS 1) “ Delivering Sustainable Development” sets out the overarching national policies on land use planning but is to be read in conjunction with other planning guidance.

4.2 PPS 1 stipulates that planning should facilitate and promote sustainable and inclusive development by:

Making land available in line with economic, social and environmental

● Contributing to sustainable economic development

● Protecting and enhancing the natural and historic environment

● Ensuring high quality development

● Creating safe liveable and mixed communities.

4.3 Planning Policy Guidance Note 3 “Housing” (PPG3) introduced the sequential test for residential development to encourage the use of previously developed land in preference to greenfield sites. PPG3 also encourages the efficient use of land and recommends densities of between 30 & 50 units/hectare but local planning authorities are encouraged to seek higher densities where sites have good public transport accessibility such as in town centres and along good transport corridors. Other recommended measures to secure the best use of available land involve a reassessment of development standards for roads, layouts and car parking. PPG 3 also promotes mixed use development, integration with public transport and the delivery of affordable housing.

4.4 PPG13 “Transport” promotes more sustainable transport choices and closer integration between planning and transport. 4.5 PPG17 “Planning for Open Space, Sport and Recreation” recognises the contribution of these factors in people’s quality of life. Para 13 of this guidance states that “…development may provide the opportunity to exchange the use of one site for another to substitute for any loss of open space or sports or recreation facility”. There is a proviso that the new facilities should be accessible and at least equivalent in terms of size, quality and attractiveness with an objective of improving the range of available facilities.

The Structure Plan:

4.6 The West Sussex Structure Plan 2001-2016 (SP) was adopted on the 25 th October 2004.

4.7 Policy LOC1 emphasises the objective of locating new development within existing towns and villages through the development of previously developed land (PDL)

4.8 Policy NE1 identifies a need for 4495 dwellings in Crawley for the period 2001-2016, of which 3465 were existing commitments (inc PDL) and 1030 houses on unidentified PDL.

4.9 Policy NE4 relates to managing the release of housing land to deliver the levels of housing development over the plan period and to give priority to the use of “Brownfield “ land: the adequacy of supply to be assessed through monitoring.

4.10 Policy NE7 relates to the north east of the County and recognises the need to support economic growth whilst balancing this against the need to minimise the use of land and labour resources and provided infrastructure improvements are achieved.

The Local Plan

4.11 The other half of the Development Plan for the purposes of Section 54A of the Planning Act is the Approved Local Plan 2000, which was adopted in April 2000 and covers the period to 2006. Work has commenced on its replacement and the Council has published a Draft Core Strategy of the LDF for consultation purposes.

4.12 Policy H5 relates to infill sites within the built-up area.

4.14 Policy H6 seeks to secure a mix of dwelling types and Policy H7 seeks the provision of small dwellings, particularly on larger sites.

4.15 Policy H8 relates to the provision of affordable housing.

4.16 Policy H20 relates to the provision of private amenity space.

4.17 The General Development Policies of the Local Plan seek to control the detailed aspects of development: scale, density height, massing, townscape , landscape, parking, mobility, sustainability, provision of physical and social infrastructure etc.

4.18 Policy RL19 relates to the provision for outdoor play and recreation.

4.19 Policies T2 and T9 refer to traffic, transport, highway safety and car parking.

4.20 The Local Plan is supported by a number of Supplementary Planning Guidance Notes (SPG’s) notably SPG3 “Standards for New Housing Development”, SPG 4 “ Standards for Private Outdoor Space”, SPG 10 “Affordable Housing”, SPG 16 “Parking Standards and Transport Contributions” and SPG 17 “Higher Density Housing – Achieving High Quality” .

4.21 A Key Development Principles Document was also produced for the site. This document identified the site as a suitable for either housing, leisure or community uses and provides guidance to supplement the planning policies contained within the Local Plan. Reference is also made within this document to a car park standard of 1 space per dwelling plus provision fro communal visitors car parking.

5. PLANNING CONSIDERATIONS:

5.1 The new training centre at Broadfield stadium includes new changing facilities. There are also no plans to replace the play centre on this site following a review and improvements to other such facilities within the Broadfield neighbourhood. Consequently, alternative uses for this previously developed and can be considered and residential development is seen as an appropriate use.

5.2 The main planning issues therefore are: ● the scale, form, height, massing and design of the development ● affect on the character of the area and amenities of adjoining occupiers ● the operational requirements of new development ● the provision of affordable housing and housing mix ● adequacy of the proposed accommodation for occupants of the development ● sustainable development issues ● archaeology

Scale, form, height, massing and design of the development

5.3 The application site is 0.46 hectares and the proposed development of 52 units represents a density of development of 110units/hectare. This is clearly beyond the upper range of that identified in PPG 3 but can be compared with recently completed development in Worth Park Avenue at 92units/hectare, 94 units/hectare at Turners Hill Road and the development under construction at the formers Otters Ford site. Planning permission was also recently granted in outline for a development in Peglar Way for 70 flats at a density of 304units/hectare and for 835units on the former Leisure Centre Site representing a density of 117units/hectare. This highlights a trend towards higher density development in sustainable locations within the town as encouraged by national and local policy.

5.4 The recently adopted SPG 17 on Higher Density Housing emphasises the importance of good design and the context of the development. The SPG recognises that the appearance of any scheme is as much to do with scale and volume of buildings as it is with the number of dwellings on the site. For example, lower density development can appear cramped when excessive use is made of large dwellings.

5.5 The application site is located within a large, mature park that offers a spacious and well treed setting for the development. The nearby housing comprises two storey dwellings and features mono pitch roofs but is separated from the site by Broadfield Brook and mature trees. The development would also be screened to the north from Crawley Avenue by the established landscape screen. For these reasons, the site must be viewed in a much wider context.

5.6 The scheme has been the subject of lengthy discussions and now incorporates shallow pitched, almost flat roofs which has significantly reduced the height and perceived bulk of the proposed buildings. Whilst the buildings include taller elements these will be set against a backdrop of the mature trees and will therefore have little impact on the surrounding area. The height and massing of the scheme is therefore considered acceptable. The development is separated from the tree belt which surrounds the development by a footpath and conditions would need to be imposed to ensure that necessary measures are taken to ensure this is safeguarded.

5.7 Following the advice contained in the Development Principles, security needs have been a key factor in the form of the proposed development. Through the early stages of developing the proposed scheme the applicant sought the advice of the Crime Prevention Officer and as such incorporates a number of his initial recommendations. The building have been arranged around the parking, to provide security and a courtyard through the use of block paving and trees. The buildings have also been set back from the boundary to offer privacy and amenity space. It is also proposed to erect a 1.5 high fencing around the entire site to prevent the free access to blocks.

5.8 The development is of contemporary design which is considered acceptable given its isolated location and the fact that it does not need to address any established street scene or townscape. The buildings have been designed with a predominantly horizontal emphasis but with vertical elements to add interest. The overhanging eaves would assist in visually lowering the apparent height of the buildings. The introduction of the tower feature on the south west corner of Block A will form an important visual focal point when viewing the development from Rathlin Road.

Affect on the character of the area and amenities of adjoining occupiers

5.9 The flats would be closest to the residential properties in Canvey Close. The proposed buildings would be approximately 50m at its nearest point to these dwellings which is considered sufficient distance for the development not to appear overbearing. Due to this distance and existing mature landscaping there would also be no potential loss of privacy to the exiting residential properties.

The operational requirements of new development

5.10 A Transport Statement was submitted in support of the application and the Head of Transport Planning at WSCC has confirmed that he is generally satisfied with its conclusions. Although the site lies towards the periphery of Crawley, it is within the well established neighbourhood of Broadfield with its shops, schools and other local facilities. The neighbourhood is also comparatively well served by regular public transport services (including Fastway) to and from Crawley Town Centre, the main railway stations and major employment centres. There are also good walking and cycling facilities within the neighbourhood and to the nearest bus stops. The site is therefore considered to be a relatively sustainable location.

5.11 The proposed access from Rathlin Road is considered acceptable. The existing access road passes over a bridge which is within the County Council’s ownership. Negotiations have taken place between the applicant and WSSC who have agreed that any permission should be conditional on an agreement to secure the necessary improvements to the bridge.

5.12 The scheme previously proposed car parking at a standard of 1 space per flat with a total of 52 car parking spaces being provided in total. This complied with the standards outlined in the Development Principles but did not include any provision for visitors car parking. However, a revised car park layout has now been submitted indicated the provision of an additional 11 spaces. Whilst this would result in 63 spaces, which is still lower than that required by the SPG16, this lower level of provision is considered as appropriate in this instance given the advice contained in the adopted Development Principles for the site. Provision has also been made within the development for a car club to be available to all residents as part of the unilateral agreement.

5.13 Car clubs can contribute to many of the key objectives outlined in PPG3 ‘Housing’ and PPG13 ‘Transport’. Car clubs is a generic term used to describe the arrangements which give members access to a pool of cars for flexible periods of time. Members then pay an annual subscription and can book to use the vehicles via a central booking system. National research indicates that 12-20 members per car is usually viable and that there is normally a 20-25% take up rate for a club. Given that the car club would provide provision for 10 dwellings on the basis of these ratios, the 63 spaces now proposed would provide adequate car parking of the remaining 42 dwellings.

Provision of Affordable Housing and small units

5.14 In accordance with the requirements of policy H8 and SPG10 the proposed development includes provision for 25% affordable housing and 5% low cost market housing. This will be provided in Block B and will comprise 7 two bedroom flats and 9 one bedroom units. This will accord with the Council’s housing needs survey which identified the need for affordable one and two bedroom flats in the area. The applicant has submitted a unilateral undertaking to accompany the application which would secure the affordable housing provision and avoid the need for a Section 106 Agreement.

5.15 PPG3 encourages planning authorities to achieve mixed and balanced communities by securing a mix of housing types and sizes in housing development including smaller dwellings. The proposed mix of 36 x2 bed and 16x1 bed meets the localised need for smaller units and as such is considered acceptable.

Adequacy of the proposed accommodation for occupants of the development

5.16 The development in terms of the accommodation provided complies with the advice in SPG3 relating to floorspace. The private amenity space is 416sqm which is well below the standard set out in the SPG4 ‘Private Outdoor Space.’ However the guidance further states that the standards may be reduced having regard to the type and size of accommodation, and that the scale of reduction will be based on individual circumstances. In this case consideration should be given to the likely occupants of the flats (and the knowledge of the limited space) and that directly adjacent to the development is a large public park which could easily be used by future occupants. The applicants are also providing a contribution of £800 per dwelling towards public open space in accordance with Policy RL19 of the Local Plan and contributions secured on the former Leisure Centre and Crabtree Road sites. This also forms part of the unilateral agreement.

5.17 The layout provides for cycle and refuse provision in accordance with the requirements of policies T27, T28 and GD3.

Sustainability

5.18 A sustainability statement was included within the design statement as part of the supporting documentation. This seeks to confirm that the site is previously developed, within an accessible location and is close to public transport facilities. It therefore meets the broad principles highlighted within the Council’s Supplementary Planning Guidance Note 14.

Archaeology

5.19 The site of one of the most important archaeological discoveries in Crawley lies largely within the application area. This is a rare Late Iron Age iron working site (2 nd - 1st centuries), which continued in use during the Roman period, within a ditched enclosure. During the Roman period there was also timber buildings, believed to have been part of a domestic settlement. Stone wall foundations, possibly also of Roman date, were observed 1973 during the construction of the access from Rathlin Road.

5.20 To comply with WSCC requirements for archaeological fieldwork the applicants were required to excavate five trenches to determine the presence/absence, extent condition, character, quality and date of any archaeological deposits within the area of development. These works have now been carried out and a full Archaeological Evaluation has been submitted.

5.21 WSCC have considered this report and have advised that overall, the surviving archaeological features of the Roman Iron working site can no longer be considered to be of such quality that they should be preserved in situ , without further ground disturbance, within the scope of any new development. However they conclude that they still represent an important element of the archaeology of Crawley and therefore that any permission for development should be subject to archaeological safeguards which can be in the forms of conditions to accord with Policy BN17.

6. CONCLUSIONS:-

6.1 The former pavilion site is a brownfield site which has been identified as being suitable for residential development. There is therefore no objection to the development in land use terms.

6.2 The scheme has been developed following extensive pre-application discussions with both planning officers and the Crime Prevention Officer from Sussex Police. It is therefore considered that it provides an appropriate form of development when taking account the context of the site and its surroundings.

6.3 The proposed density of the development is high but a larger scale building is considered acceptable in this instance given that the site is located within a large mature park which offers a well treed setting for the building and screens it from the surrounding area. Likewise there would be no detrimental effects on neighbouring properties.

6.4 The proposed development is for flats but is considered to meet adopted policy on the provision of small dwellings. 25% of the accommodation will be offered as affordable housing and 5% as low cost market housing as required by Policy H8 and SPG10.

6.5 Car parking provision on the site is on the basis of 1.2 spaces per dwelling. Whilst this is slightly lower than would normally be required this is considered acceptable given the provision of a car club included within the unilateral agreement.

6.6 The scheme is therefore considered acceptable in terms of overall bulk, scale and design and accords with the relevant policies in the Local Plan.

RECOMMENDATION RE: CR/2005/0773/FUL

PERMIT - Subject to the following condition(s):- Subject to a unilateral agreement to secure highway and open space contributions.

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. No development shall take place 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.

3. No development shall take place unless and until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, hard and soft, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. 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.

4. 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 Policy GD5 of the Crawley Borough Local Plan 2000.

5. 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 a fence to be approved by the Local Planning Authority erected around each tree or group of vegetation at a radius from the bole or boles of 5 metres or such distance as may be agreed in writing by the Local Planning Authority. Within the areas so fenced off the existing ground level shall be neither raised nor lowered and no materials, temporary buildings, plant machinery or surplus soil shall be placed or stored thereon without the prior written approval of the Local Planning Authority. If any trenches for services are required in the fenced off areas they shall be excavated and backfilled by hand and any tree roots encountered with a diameter of 25 mm or more shall be left unservered. REASON: To ensure the retention and maintenance of trees and vegetation which is an important feature of the area in accordance with Policy GD5 and GD34 of the Crawley Borough Local Plan 2000.

6. Provision shall be made for combined aerial facilities to serve all flat/maisonette development in accordance with details to be submitted to and agreed in writing by the Local Planning Authority. REASON: In the interests of the visual amenities in accordance with Policies GD1 and GD2 of the Crawley Borough Local Plan 2000.

7. No development shall take place out on the land until the applicant, or their agents or successor in title, has secured the implementation of a programme of archaeological works in accordance with a written specification and timetable which has been submitted to and approved by the Council. REASON:- The site is potentially of archaeological significance and it is important that it is investigated and recorded before it is destroyed by development in accordance with Policy BN17 of the Crawley Borough Local Plan 2000.

8. The building(s) shall not be occupied until the parking spaces and turning facilities shown on the submitted plans have been provided and constructed. The areas of land so provided shall not thereafter be used for any purpose other than the parking of vehicles. REASON: To ensure that adequate and satisfactory provision is made for the accommodation of vehicles clear of the highways in accordance with Policy GD3 of the Crawley Borough Local Plan 2000.

9. The buildings hereby permitted shall not be occupied/until provision has been made within the site in accordance with details to be submitted to and approved by the Local Planning Authority to prevent surface water discharging onto the public highway. REASON: In the interests of road safety in accordance with Policy GD25 and T2 of the Crawley Borough Local Plan 2000.

10. No work shall take place out on site unless provision is available within the site, in accordance with plans and details approved by the Local Planning Authority, for all temporary contractors' buildings, plant and stacks of materials associated with the development and such provision shall be retained for these purposes throughout the period of work on the site. REASON: To avoid undue congestion on the site and consequent obstruction to access in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000..

11. No work shall take place out on the site unless and until an effective vehicle wheel- cleaning facility has been installed in accordance with details approved by the Local Planning Authority and such facility shall be retained in working order and operated throughout the period of work on the site to ensure that vehicles do not leave the site carrying earth and mud on their wheels in a quantity which causes a nuisance or hazard on the road system in the locality. REASON: In the interests of road safety in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000.

12. No work for the implementation of the development hereby permitted shall be undertaken on the site on Sundays or Public Holidays. REASON: To safeguard the amenities of nearby residents in accordance with Policy GD34 of the Crawley Borough Local Plan 2000.

13. No construction/building work shall take place out on site unless there is available within the site in accordance with details approved by the Local Planning Authority provision for the temporary parking of vehicles and the loading and unloading of vehicles associated with the building or other operations of the site throughout the period of work required to implement the development hereby permitted. REASON: In the interests of road safety in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000.

14. The buildings shall not be occupied until the road serving the development hereby permitted has been constructed, surfaced and drained in accordance with plans and details to be submitted to and approved by the Local Planning Authority. REASON: To secure satisfactory standards of access for the proposed development in accordance with Policy GD3 and GD25 ofthe Crawley Borough Local Plan 2000.

15. The construction of the surface water drainage system shall be carried out in accordance with details submitted to and approved in writing by the Planning Authority before the development commences. To prevent pollution of the water environment in accordance with Policy GD25 of the Crawley Borough Local Plan 2000. (Note: The Environment Agency asks to be consulted on any details submitted in compliance with this condition).

16. A Buffer Zone 5 metres wide alongside the Brookfield Brook and the drainage drain ditch north of the site shall be established in accordance with details which shall be submitted to and approved in writing by the Local Planning Authority before the development commences. REASON: To maintain the character of the watercourse and provide undisturbed refuges for wildlife using the river corridor in accordance with Policies BN19, BN20 and GD23 of the Crawley Borough Local Plan 2000.

17. During construction all materials shall be stored on hardstandings, within the application site boundary. REASON: To protect the future occupiers of the land in accordance with Policy GD34 of the Crawley Borough Local Plan 2000.

18. No spoil or materials shall be deposited into the watercourse or adjacent river corridor. REASON: To maintain the character of the watercourse and provide undisturbed refuges for wildlife using the river corridor in accordance with Policies BN19, BN20 and GD23 of the Crawley Borough Local Plan 2000.

19. 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 buliding 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.

INFORMATIVE

1. The applicant's attention is drawn 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. Further advice is available in Advice Note 4 'Cranes and Other Construction Issues' available at www.caa.co.uk.srg. aerodrome.

REASON FOR APPROVAL

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations. a. GD1 - The Normal Requirements of All Development; b. GD2 - Development and its Setting; c. GD3 - Operational Requirements for a Site; d. GD5 - Landsacping and Development; d. GD6 - Landscaping and Development; e. GD13 - Specific sustainability measures; f. T2 - Transport Infastructure; g.H5 - Infilling and Development; h. H6 - Dwelling Mix; i.H7 - Small Dwellings; k. H8 - Subsidised and low cost market housing; l. H20 - Private Outdoor Space; m. RL19 - Outdoor play and Recreation Space; n. BN17 - Archaeology.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 002

REFERENCE NO: CR/2005/0812/FUL

LOCATION: FORMER TSB SEEBOARD SITE, RUSSELL WAY, THREE BRIDGES, CRAWLEY PROPOSAL: ERECTION OF RESIDENTIAL DEVELOPMENT COMPRISING 270 RESIDENTIAL UNITS WITH ASSOCIATED CAR PARKING, LANDSCAPING AND NEW ACCESS ARRANGEMENTS

APPLICANT/AGENT

APPLICANTS NAME: Kingsoak Southern Counties, AGENTS NAME: Development Planning Partnership, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. BAA Safeguarding No safeguarding objections. 2. Network Rail Comments made regarding the safety and security of the railway for planning conditions. 3. Environment Agency No reply. 4. Seeboard 5. Thames Water 6. British Gas 7. WSCC Planning Strategic objection raised regarding the loss of employment land. 8. Env. Health Division 9. Head of Transport Services No highway objections. 10. Arboricultural Officer 11. Southern Water 12. Police 13. National Air Traffic Services (NATS) No safeguarding objections.

Consultation expiry date: 16 December 2005

NEIGHBOUR LETTERS SENT:-

The Occupier: 1-17 (odds), 2-14 (evens) & 30 Beverely Mews; 20-72 (evens) Burwash Road; Crawley Car Auctions.

REPLIES RECEIVED:-

15 Letters of objection received: • Loss of employment land

• Out of scale/excessive height • Out of character • Excessive density • Insufficient parking • Traffic hazards/congestion • Lack of social infrastructure

THE APPLICATION SITE:-

1. The application site comprises the former Seeboard offices, which is a 4 storey building and the vacant land to the east of it which was occupied by the TSB Computer Centre. To the east of the site is the Tilgate Drive footpath/cycle path, which runs at the top of a wooded embankment. The path bridges the Crawley to Three Bridges railway line which marks the southern boundary of the site. Beyond the railway to the south are two storey houses in Burwash Road. To the west of the site is Beverley Mews, a recent development comprising a mix of 3 storey townhouses and 5 storey flats adjacent to Hawth Avenue The site is served by Russell Way a short cul de sac leading from the “Squareabout” gyratory, which also serves Sutherland House a large 5 storey office building. The site is generally flat and featureless

THE PROPOSED DEVELOPMENT:-

2. The application seeks detailed planning permission for the erection of 270 1 & 2 bedroom flats together with associated car parking and access arrangements.

3. The proposed development would comprise a series of linked buildings which rise in height from 3 storeys adjacent to Beverly Mews to 10 storeys adjacent to Tilgate Drive. There are 4 blocks linked by lightweight structures comprising access and stairwells. The buildings sit on a shallow podium which contains the underground car park. There is also additional parking on the podium contained within the buildings.

4. Parking for 235 cars is proposed with an additional 4 spaces devoted to a car club. 2 cycle stores are proposed with a capacity of almost 200 cycles

5. Access to the semi basement car park is proposed towards the western side of the site and the ground floor car park will be accessed at a more central point.

6. As previously it is proposed to create a new public amenity area at the eastern end of Russell way including the creation of a ramped cycle path to feed into Tilgate Drive.

PLANNING HISTORY:-

7. The site has formerly been two separate planning units and there is accordingly separate planning history for both the Seeboard element and that of the TSB. Of relevance to this application is a planning permission given to the TSB to redevelop their site with a 4 storey office building with decked car parking (CR/200/0426/FUL).

8. Application CR/2004/0889/FUL for 280 flats, medical and commercial units and car parking was refused planning permission on the 7 th March 2005 by reason

of loss of employment land, overdevelopment of the site ( inadequate flat sizes, inadequate outdoor space, lack of landscaping and car parking), and excessive height and bulk. This application will be the subject of a public inquiry starting on April 25 th .

9. The applicants have submitted an appeal against the non-determination of the current application and the proposed development will be considered at the same Inquiry.

PLANNING POLICY:-

10. Structure Plan 2001-2016:

LOC1: development proposals should not adversely affect the resources and assets of West Sussex and encourages the use of previously developed land within the built-up area. NE1: sets the level of residential and Employment Development for the Town (4,495 houses and 280,000 sq m of floorspace) NE2: requires a range of house sizes, types and tenures to meet the needs of local households. NE3: relates to the need for affordable housing. NE4: relates to the monitoring and management of housing supply. NE5: seeks the provision of a range of employment uses and resists the loss of employment land. ERA1: encourages the best use of land and buildings DEV1: seeks high quality development that respects local context DEV3: requires that the infrastructure needs of new development are met DEV4: seeks to reduce the need for travel by car and to secure safe and convenient access DEV 5: seeks to control the land of parking on development sites.

11. Local Plan 2000:

The site lies in an area identified on the Proposals map as a Main Employment Area, where Policy E7 seeks to protect existing employment floorspace. Policy E 2 of the Local Plan (which was prepared in the context of the 1993/98 Structure Plan) makes provision for 340,000sq m of floorspace.

The site also lies within the built-up area where infilling and redevelopment for residential purposes may be acceptable. Policies GD1 (Design), GD2 (townscape and character), GD3 (operational requirements) and H5 (suitability and location) are applicable. Policies H6 & H7 seek a suitable mix of dwellings and encourage the provision of small dwellings. Policy H8 and SPG10 relate to the provision of affordable housing. Policies H20, H22 and SPG3 & 4 require development of a good standard with adequate amenity space. SPG 16 refers to relevant parking standards and transport contributions.

In the Local Development Framework (LDF) Draft Core Strategy Preferred Policy Options, which was the subject of recent consultation, proposes Policy TBC 2 which seeks for this area to secure, as part of redevelopment of employment sites, either no net loss of employment floorspace or increased quality of floorspace as part of mixed use development.

12. National Policy:

PPG3 “Housing” Para 22 of the guidance states that the Government is committed to maximising the re-use of previously developed land and empty properties and the conversion of non-residential buildings for housing to promote regeneration and to minimise the amount of Greenfield land being taken for development. The guidance also emphasises the importance of the sequential test for assessing suitable sites.

Para 42 of PPG3 relates to reallocating Employment and other land to Housing. Local Authorities are advised to review all their non-housing allocations when reviewing their development plan and consider whether some of this land might better be used for housing or mixed use development.

PLANNING CONSIDERATIONS:-

13. In comparison with the previously rejected scheme this application differs in the following ways: • A reduction in the number of units from 280 to 270 • The removal of the proposed medical facility and small shop from the development and therefore reduced building mass and footprint. • Increased amenity space • A reduction in parking provision from 100% to 90% with the inclusion of a car club. In the previous scheme parking was provided in two basement levels, whereas in the current scheme the parking would be at semi basement and ground floor level, placing the building on a plinth. • The proposed flats have been redesigned to meet the Council’s internal space standards.

14. The principal planning issues are: 1. The loss of an employment site in a main employment area. 2. The suitability of the site for housing development 3. Access and parking issues 4. The character of the proposed development in relation to that of the surrounding area. 5. The impact upon the surrounding area.

The loss of an employment site:

15. The applicants support their application with evidence of their attempts to market the site as being suitable for B1 development. The former TSB site has been cleared of buildings for some time and the former Seeboard building is currently vacant. This marketing has apparently resulted in very little response and no response in terms of a potential B1 Office development.

16. In June 2005 in accordance with National Policy Guidance Crawley BC, Horsham and Mid Sussex DC commissioned Atkins to undertake an assessment of employment needs and floorspace requirements to 2018. An objective of the assessment was to establish whether existing and allocated sites are suitable for employment use and where not to highlight options for alternative uses. This study looked at 28 sites in Crawley of which 9 were in Main Employment Areas. The study identifies the site as partly vacant land and partly opportunity land. The study concludes that this site has good accessibility both in terms of access to the strategic road network and public

transport, is previously developed land and therefore scores highly on the sequential test. Its overall ‘suitability’ score is high and its retention as an employment site is encouraged and it is seen as a short term priority site for development.

17. The loss of sites such as this could lead to pressure to release sequentially less suitable sites.

The suitability of the site for residential development:

18. The site lies within the built-up area of the town and is previously developed land. Whilst the site is somewhat divorced from the neighbourhoods of Furnace Green and Three Bridges, it does adjoin a recent residential development; Beverly Mews and will be close to the recently approved residential development at the former Leisure Centre Site. Therefore in the absence of the policies which seek to retain employment sites the use of the land for residential purposes would otherwise be acceptable in principle. The mix of 1 & 2 bedroom flats and the proposed provision of affordable housing would meet other Local Plan policies.

Access and parking issues:

19. The application has been considered by the Head of Transport Planning Services who has raised no objections on highway safety grounds. The site is not a greenfield site and its previous use for offices generated significant levels of traffic movements, levels higher than that anticipated for a residential development of this scale and type. Overall parking provision of 0.9 spaces /flat is proposed. It is intended to provide 1.2 spaces/private 2 bedroom flat, 1 space/private 1 bedroom flat, 0.75 spaces/2 bed room affordable flat and 0.5 spaces/1 bedroom affordable flat. The site lies on the edge of the Three Bridges Parking Zone (SPG 16) where 1 space/1 bedroom flat and 1.2 spaces/2 bedroom flat is sought. SPG 16 does also state that concessions may be made in respect of the parking requirements for affordable or key worker housing. The applicants are also proposing to introduce a car club for the development. Experience of existing car clubs suggests that between 15% - 20% of occupants might be expected to use the scheme. The applicants have assumed a more conservative figure of 13% or 35 dwellings. The proposed level of car parking is similar to that recently agreed for the leisure centre site which is in a similar position with regard to accessibility to public transport and the town centre. The inclusion of the car club is seen as a positive proposal to address the difference in provision.

The Character of the Proposed Development in relation to that of the surrounding area:

20. The proposed development comprises a series of linked blocks ranging from 3 stories adjacent to Beverly Mews through intervening heights to 10 storeys towards the centre and east of the site. In addition the building would be slightly elevated on its plinth to accommodate the semi-basement and ground floor parking. The proposed development represents a density of 333dwellings/ha.

21. To the west of the site, Beverley Mews is a largely 3 storey development of town houses with 5 storey flats adjacent to the Hawth. This development represents 68 dwellings/ha. The recently approved development on the former Leisure Centre site ranges from 2 storeys to 6 storeys with the majority of the development falling within the 3-4 storey range. As with the Beverley Mews development the taller elements of this scheme take advantage of favourable land levels. The Fairview scheme represents a density of 117 units /ha. To the south of the site the Furnace Green neighbourhood is a development of largely 2 storey development with an element of 3 storeys built at an average density of 30 dwellings/ha. To the north of the site is Sutherland House, a large undistinguished office development of 5 storeys of accommodation. To the northwest of site in the centre of the gyratory is a commercial development of hotel (3 Storeys), restaurant (1 storey) and public house (2 storeys).

22. Whilst acknowledging that the site is somewhat divorced from the suburban character of Furnace Green and Three Bridges neighbourhood and has currently a more commercial setting with Beverley Mews being the exception, the proposed development would be a radical departure from the existing character of the area in terms of its density and consequent massing and height. In comparison with earlier schemes the proposal has a reduced footprint and has been located further away from its boundaries but despite the inclusion of relatively lightweight links the series of buildings will still tend to be read as a single large building mass. This height and mass would seem as an alien feature in the existing landscape.

The impact upon the surrounding area:

23. The reduction in the number of proposed flats together with the removal of the proposed health centre and shop has enabled a redesign of the previous scheme. The current layout has a much better relationship with the existing housing in Beverley Mews. Much of the area adjacent to the west of the site would be open amenity space with development largely restricted to a 3 storey building towards the rear of the site. The proposed blocks have also been moved further from the sites boundaries, largely by means of ‘squeezing’ the form of the building towards the east such that the central courtyard is smaller and certain elements of the building are taller.

24. In views from the south the nearest parts of the development would be some 40-45 metres distant, which would mitigate against issues such as privacy but at heights ranging from 9 metres to 33 metres this would impact on the outlook of those properties. In comparison to earlier schemes an attempt has been made to break up the apparent bulk and monolithic nature of the development but not sufficiently to overcome this issue.

25. The amount of open space on the site has been increased, particularly towards the western end of the site. However, the introduction of semi basement parking rather than basement parking reduces the positive impact of the open space as much of it will comprise ramps and elevated decked areas above the plinth. The central courtyard area has been reduced in width but more significantly will now be raised on the plinth at a height of between 2 and 3 metres above natural ground level. This will present a very stark appearance dominated by ventilation grilles when viewed from the south and the railway in particular. The plinth would be 5 metres from the southern boundary at its closest point.

CONCLUSIONS:-

26. An earlier proposal for the development of this site was refused in March 2005 and will be the subject of a Public Inquiry in April 2006. The applicants have also appealed at the non-determination of this application. This appeal will be heard at the same Inquiry. However, the Council still has to consider the application and indicate what its decision would have been had the application remained valid for determination.

27. The site lies in a main employment area, which structure and local plan policy seeks to retain. Part of the site has been cleared of buildings for some time and part of the site comprises an empty office block. The applicants have provided evidence of their attempts to market the site for employment uses and their lack of success in attracting interest. However, as part of the LDF process and as advised by PPG3, the Council commissioned a study of the employment allocations and future employment needs of the town. That report concluded that the site should be retained for employment use having regard to its suitability for that purpose having regard to its performance against a number of criteria. On this basis it is not considered appropriate to release the site for alternative land uses at this stage. The new LDF will be monitored and managed on a regular basis and in the event that it remains unused its future can be considered afresh at that time.

28. The proposed development has been amended from that previously considered and there are important improvements in the submitted scheme, particularly in the relation of the proposed development to that in Beverly Mews. The overall quantum of development has been reduced but it is concluded that the proposed density of 333 dwellings/ha is excessive for this site and would be out of character in this locality. The proposed building mass would adversely affect views from the south in particular but would also impact upon the street scene in Russell Way. The development would be further from the site boundaries than previously but not sufficiently to enable landscaping of a scale and mass to mitigate the impact of the development.

RECOMMENDATION RE: CR/2005/0812/FUL

Had the application remained valid for determination.

REFUSE - For the following reason(s):-

1. The proposed development would result in the loss of land for employment purposes in an area identified on the approved Local Plan 2000 as a Main Employment Area. TThe Local Planning Authority has commissioned a review of its employment needs as advised by PPG3 `Housing` and this review recommends retention of this site for emplyment generating uses. The proposal would therefore be contrary to Policies E7 of the Local Plan and NE5 of the approved Structure Plan

2. The proposed development would represent a density of development which would be out of character in the locality and streetscene contrary to Policies GD1 & GD2 of the approved Local Plan

3. The excessive height, bulk and mass of the development would result in a dominant and overbearing form of development in the street scene and when viewed from nearby houses and gardens contrary to Policies GD1 & GD2 of the Crawley Brough Local plan 2000

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 003

REFERENCE NO: CR/2005/0819/COU

LOCATION: 4 FURNACE PARADE, FURNACE GREEN, CRAWLEY PROPOSAL: CHANGE OF USE OF BUTCHERS TO BEAUTY SALON AND ERECTION OF SINGLE STOREY REAR EXTENSION

APPLICANT/AGENT

APPLICANTS NAME: Miss Amanda Gould, AGENTS NAME: Mr A Ryrie, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. P & PS No objection in principle.

Consultation expiry date: 12 December 2005

NEIGHBOUR LETTERS SENT:-

The Occupier: 3, 5, 21 Furnace Parade, St Andrews Church of England School

REPLIES RECEIVED:-

None

THE APPLICATION SITE:-

1. The site is 4 Furnace Parade, Furnace Green, Crawley. The property is currently vacant, but was previously a Butchers (Use Class A1). There are eleven shop units along the parade and a Public House (Charcoal Burner). Currently six of the units along the parade are A1 retail shops, including a newsagent, chemist, general store and hairdresser. Of the remaining, is a mix of A2 and A3/A5 uses, including two take-aways and an accountancy service. St Andrews Church of and school are towards the rear of the application site.

THE PROPOSED DEVELOPMENT:-

2. The applicant seeks planning permission to change the use from a Butchers (Use Class A1) to a Beauty Salon (Sui Generis). In addition, the proposal includes the erection of a single storey rear extension.

PLANNING HISTORY:-

• CR/370/66- Cold store at rear-permission granted. • CR/50/67- Poultry preparation room-permission granted • CR/464/69- Extension to foul sewer-permission granted

PLANNING POLICY:-

3. The policies, which are relevant to this application, are as follows:

• GD1 The General Requirements of all Development • GD2 Development and its Setting • GD3 The Operational Requirements of all Sites • T2 Transport and Infrastructure • T9 Parking Standards • SH15 Neighbourhood Parades and Local Shops • SH16 Non-retail Uses in Neighbourhood

4. Supplementary Planning Guidance Note 16 "Parking Standards and Transport Contributions" does not provide a parking standard for a beauty salon and each application would be assessed individually.

PLANNING CONSIDERATIONS:-

5. The issues to be taken into consideration when determining this application are the impact of the proposal on the ability of the neighbourhood parade to cater for local residents, parking, impact to the amenities of neighbouring properties and to the streetscene.

6. The main policies relating to the change of use are SH15 and SH16, which relate to the use and functions of shops and services within neighbourhood shopping parades to provide for the daily needs of local residents. SH16 states that planning permission will only be granted for change of use applications if it:

• would be from A1 retail to a new use within the A2 or A3 use classes, or other uses that commonly form part of a local shopping trip; • would not adversely affect the ability of the local centre to provide for the daily needs of local residents; • the proposal would maintain a shop window display and; • there would be no adverse impact on the amenity and environment of the locality by intensification of traffic, parking or general activity.

7. The existing internal layout of the building would be amended to provide a WC, training room, two treatment rooms, spray tan room and a salon. The proposed extension would be 2.5m wide, 3.2m deep and 3m in height with a flat roof. The extension would be to the rear of the building and would infill a section of the yard. As existing, the yard area is not of a sufficient size to park a vehicle; the proposal would not therefore result in the loss of on-site parking. There would be adequate space towards the rear of the building, within the curtilage of the site, to store refuse. The extension is considered acceptable in terms of size, scale and design and would not have a detrimental impact to

the amenities of neighbouring properties or to the streetscene. The proposal therefore complies with policies GD1, GD2 and GD3 of the Local Plan 2000.

8. The parade offers a good mix of services for the daily needs of the residents of the local neighbourhood. Although the proposed use is not within the A2 or A3 use classes, it is considered that the proposed change of use of the shop unit to a beauty salon would not adversely affect the ability of the parade to provide for the needs of the local residents, as nearly half of the parade would remain as A1 units. Services, such as purchasing food, drink and pharmaceuticals would still be available as well as added value services such as hairdressing.

9. It is considered the proposal would not attract traffic of excess volume, there is a large public car park to the front of the parade and the site is easily accessed by public transport, which would meet the operational requirements of the site. The proposal therefore complies with policy GD3 and T2 of the Crawley Borough Local Plan 2000 in terms of parking and loading/unloading vehicles.

10. At present, the front of the unit is boarded up. The drawing submitted as part of this application indicates a shop-front on the proposed southeast elevation. However, the application refers to the change of use and the erection of a single storey rear extension only and not the installation of a shop-front, which would require an additional application for planning permission.

CONCLUSIONS:-

11. The proposed change of use would not have a detrimental impact in the ability of the neighbourhood parade being able to cater for the daily needs of local residents. The proposed extension is considered acceptable in terms of size, scale and design and would not have a detrimental impact to the amenities of neighbouring properties or to the streetscene. The proposal therefore complies with policies GD1, GD2, GD3, T2 and SH15 and SH16.

RECOMMENDATION RE: CR/2005/0819/COU

PERMIT - Subject to the following condition(s):-

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

2. The materials and finishes of the external walls (and roof(s)) of the building(s) hereby permitted shall match in colour and texture those of the existing building(s). REASON: In the interests of amenity in accordance with Policies GD1 of the Crawley Borough Local Plan 2000.

3. A shop window display or such arrangement as may be agreed in writing with the Local Planning Authority shall be provided and maintained. REASON: In order to retain the retail character of Furnace Parade in accordance with policy SH16 of the Crawley Borough Local Plan 2000.

INFORMATIVE

1. This application refers to the Change of Use only and single storey rear extension. It does not purport to grant planning permission for a shop front, which would require permission under a seperate planning application.

REASON FOR APPROVAL

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations.

GD1 - The Normal Requirements of All Development; GD2 - Development and its Settin GD3 - Operational Requirements for a Site; T2 - Transport Infrastructure; T9 - Parking Standards; SH15 - Neighbourhood Parades and Local Shops; SH16 - Non-Retail Uses in Neighbourhood Parades;

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 004

REFERENCE NO: CR/2005/0853/FUL

LOCATION: CLARION (FORMERLY QUALITY HOTEL GATWICK), LANGLEY DRIVE, LANGLEY GREEN, CRAWLEY PROPOSAL: ERECTION OF EXTENSION TO HOTEL TO PROVIDE 50 ADDITIONAL GUEST ROOMS

APPLICANT/AGENT

APPLICANTS NAME: Quality Hotel Gatwick, AGENTS NAME: DPDS Consulting Group, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. BAA Safeguarding No objections subject to informative covering use of cranes. 2. Head of Transport Services No objection subject to securing highway contribution. 3. National Air Traffic Services (NATS) No objection. 4. Police

Consultation expiry date: 23 December 2005

NEIGHBOUR LETTERS SENT:-

The Occupier, 22, 24 and 25 Langley Drive; Cameron House; 2-14 (evens) &15 Falcon Close; 15,16,17,17A Jordans Close; 1,2,7,8,9 & 10 Goldfinch Close 38-50 (evens), 72-84 (evens) Windmill Close.

REPLIES RECEIVED:-

Two letters of objection received raising concerns that an extension to the hotel will increase car parking in surrounding streets.

THE APPLICATION SITE:-

1. The application site comprises a small part of the rear car park of the Clarion Hotel Gatwick. The hotel is a mainly six storey building that is located just to the west of the Tushmore Roundabout, which is the intersection of the A2219 (London Road) and A2011 (Crawley Avenue) and the A23.

2. The site is located away from the adjacent residential properties and is partly screened from the adjacent road network by planting along the hotel’s frontage. Access to the hotel is taken off Langley Drive via a barrier control system.

THE PROPOSED DEVELOPMENT:-

3. The application seeks planning permission to erect an extension to provide 50 additional guest rooms at the Clarion Hotel, Langley Drive, Langley Green. The extension comprises a six-storey extension to the bedroom block on the southern corner of the hotel with car parking retained at ground level. The area is currently used for parking and is contained to the west by a six- storey block and to the north by single storey conference facilities.

PLANNING HISTORY:-

4. The application follows the submission of an identical application CR/2005/ 0533/FUL which was refused by committee on the 26 September 2005. This decision is now the subject of an appeal to the Secretary of State. Further discussions have taken place with officers and the applicants have now submitted an additional car parking analysis in support of the application, copies of which have been supplied to members of the Committee. They have also expressed their willingness to accept conditions requiring the retention of the new car parking management regime.

5. This application follows a number of other applications that have been submitted in the last year in relation to the ongoing refurbishment of the hotel. In June 2004, planning permission was granted for the erection of a new fire escape staircase and walkway (ref: CR/2004/0292/FUL). In December 2004, planning permission was granted for the erection of a new canopy and elevational alterations (Ref: CR/2004/0751/FUL). In addition, planning permission was also granted for the erection of a extension at 7 th floor level to provide 15 additional bedroom (Ref: CR/2004/0805/FUL).

PLANNING POLICY:-

6. The relevant polices which apply to the application are GD1, GD2 and RL21 of the adopted Local Plan. Policies GD3 and T9 are also relevant in relation to car parking provision as well as the guidance contained in Supplementary Planning Guidance Note: 16 ‘Parking Standards and Transport Contributions’.

PLANNING CONSIDERATIONS:-

7. The principal issues to be considered in determining this application relate to parking provision, the overall design and appearance of the extension together with its impact on the character and appearance of the surrounding area.

8. Policy RL31 states that planning permission will normally be permitted for extensions to hotels and guesthouses within the built up area. There is a significant demand for hotel and guesthouse accommodation within the borough, much of which is generated by airport passengers and airline employees. There is therefore no objection in land use terms to the proposed extension to the hotel.

Parking and Transport

9. The application would result in an overall increase in the number of guest bedrooms from 221 to 286 (or 65 bedrooms) including the previous extension for 15 guest bedrooms. The hotel draws most of its custom from Gatwick Airport, which means that most people use either buses or taxis to and from the airport rather than their own private cars. The Head of Transport Services has commented that the existing in/out access arrangements onto Langley Drive appears to work satisfactory as does the internal one-way access road arrangements within the site. These arrangements are also considered adequate to cope with the additional traffic movements generated by the proposed extension.

10. The application proposes no change to the existing number of car parking spaces accommodated on the site. The maximum requirement for hotel car parking as outlined within SPG16 is one space per bedroom. Therefore, a hotel of 286 bedrooms would require 286 parking spaces. The existing 239 spaces means that there would be a parking shortfall of 47 spaces although the Head of Transportation has indicated that this may be adequate to accommodate the maximum parking demand of this particular hotel. At the times when the site was visited, there were a considerable number of vacant spaces within the parking areas.

11. Following the refusal of planning permission last September, the applicants have submitted a further car parking report on new survey being carried out at the hotel in October/November 2005. The survey, and questionnaires received from hotel guests, indicates that the demand for car parking on site is less than 30% of hotel guests. The remainder of guests using public transport and taxis to travel to the site, which is expected given the location of the hotel.

12 Calculations, within the report, of the impact of the development on the existing car parking numbers have indicated that with the additional bedrooms created by the extension there would still be a 37% reserve capacity (or 88 available car parking spaces). This is broadly in line with the survey submitted in support of the previous application and therefore further reinforces its findings. The report concludes that the demand for parking associated with the provision of the additional 50 guest rooms can easily be accommodated within the existing car park and would therefore not cause overspill parking to surrounding streets.

13. Having inspected the site and considered the submitted car park survey the Head of Transportation has concluded that on balance the proposed parking arrangements are considered sufficient to meet the parking requirements of the site and therefore complies with policies GD3 and T9 of the Crawley Borough Local Plan 2000 and SPG 16. He has however requested that the applicant be required to make a contribution towards public transport as Fastway runs close to the site and could be used by the additional visitors to the hotel. This would be based on the maximum occupancy of the proposed extension, 50 rooms, (100 persons) and multiplied by the sustainable transport contribution of £300 per person making a total of £30,000.

14. Historically, there have been problems with regard to the number of vehicles parked on this site, which has also caused problems in terms of on road parking in the surrounding streets. However, the hotel is now under new management and the control barriers to the hotel car park have been re-instated which has meant any unauthorised use involving long term airport parking no longer occurs. This has been confirmed by random site inspections. In particular, the Council’s Senior Investigation Officer has visited the site on a number of occasions throughout the Christmas period and on all occasions there were between 27 and 41 vacant spaces in the car park.

Impact on the surrounding area and design

15. The proposed extension is sited away from the adjoining residential properties and therefore there would not be any detrimental impact on neighbouring properties including loss of outlook or daylight. The proposed extension however would be clearly visible from Crawley Avenue although the existing planting along the frontage would provide some screening and further planting could be the subject of a condition attached to the permission.

16. The design of the proposed extension is also considered acceptable and is compatible with the design of the existing building in terms of size, location and design. It will be constructed in timber cladding with aluminium windows and

stainless steel balustrades and exposed galvanised steel sections so as to provide continuity with the previously approved 7 th floor extension.

CONCLUSIONS

17. The design and position of the extension is considered acceptable and would not have any detrimental impact on the character and appearance of the surrounding area. The issue of car parking has been carefully considered and monitored but, on balance, the levels of provision are considered acceptable for a hotel in this location subject to a condition requiring the retention of the existing car parking management measures. For the above stated reasons the proposals are consistent with the relevant policies in the Crawley Borough Local Plan and the grant of planning permission is recommended subject to a Section 106 Agreement requiring a contribution to public transport of £30,000 and the specified conditions.

RECOMMENDATION RE: CR/2005/0853/FUL

PERMIT - Subject to the following condition(s):- and the completion of a Section 106 Agreement to secure a public transport contribution of £30,000.

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 materials and finishes of the external walls and roofs of the extension hereby permitted shall match in colour and texture those of the existing building. REASON: In the interests of amenity in accordance with Policies GD1 of the Crawley Borough Local Plan 2000.

3. No development shall take place until details of a landscaping scheme for the site's boundary with Crawley Avenue has been submitted to and approved by the Local Planning Authority. REASON:- In the interests of the visual amenites of the locality in accordance with policy GD5 of the Crawley Borough Local Plan 2000.

4. No development shall take place until a scheme for the mangement of the car park area has been submitted to and approved in writing by the Local Planning Authority. The car park shall be thereafter operated in accordance with this scheme. REASON:- To ensure adequate provision of parking clear of the highway inaccordance with policies GD3 and T9 of the Crawley Borough Local Plan 2000.

5. The car park shall be laid out and operated strictly inaccordance with the details shown on Drawing no. 50 and shall be used solely for purposes incidential to the use of the site as a hotel and for no other purpose. REASON:- To ensure adequate provision of parking clear of the highway inaccordance with policies GD3 and T9 of the Crawley Borough Local Plan 2000.

INFORMATIVE

1. The applicant's is drawn 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. Further advice is available in Advice Note 4 'Cranes and Other constrction Issues' available at www.caa.co.uk.srg.aerodrome.

REASON FOR APPROVAL

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Local Plan 2000 set out below, and to all relevant material considerations. a. GD1 - The Normal Requirements for all Development b. GD2 - Development and its setting c. GD3 - Operational Requirements for a Site d. T9 - Car Park Design e. RL31 - Hotels f. SPG16 - Parking Standards and Infrastructure Contributions.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 005

REFERENCE NO: CR/2005/0873/FUL

LOCATION: 32 LINGFIELD DRIVE, POUND HILL, CRAWLEY PROPOSAL: ERECTION OF TWO STOREY SIDE EXTENSION & CONVERSION OF GARAGE & CARPORT TO ANNEXE (ANNEXE ANCILLARY TO MAIN DWELLING)

APPLICANT/AGENT

APPLICANTS NAME: Mr M Osborne, AGENTS NAME: James Nayler, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

Consultation expiry date:

NEIGHBOUR LETTERS SENT:-

The Occupier: 26, 28, 30, 61, 63, 65, 67, 34 Lingfield Drive, 8, 9 & 11 Kelso Close.

REPLIES RECEIVED:-

4 letters of objection have been received raising the following issues; • The area of the proposed extensions is extremely large and excessive • Design, with the set back at the first floor level would make the dwelling out of proportion . • Front elevation would also be out of character . • Proposal would result in a form of development which would be overly dominant and detrimental to outlook. • Concerned regarding the term annexe and whether this would be a separate dwelling. • Insufficient car parking and proposed garage too narrow.

THE APPLICATION SITE:-

1. 32 Lingfield Drive is a large two storey detached dwelling house with a flat roofed garage and car port set to the front. The surrounding houses are similar in terms of style and character. The application site is set on a slope above the level of the street and has a shared driveway with 30 Lingfield Drive. The application property is also set some 1m above the neighbouring property of 34 Lingfield Drive and also set in front of the main house frontage.

Given its position in relation to the road, being situated on a corner and also given the height difference between the application site and the street, the application property occupies a particularly prominent location.

THE PROPOSED DEVELOPMENT:-

2. The development proposed is for the erection of a two storey side extension and the conversion of the garage and car port to an annexe which would be ancillary to the main dwelling.

PLANNING HISTORY:-

3. Planning permission was refused in 2002 for the erection of a first floor extension, conservatory, replacement garage and store and conversion of existing garage (CR/2002/0760/FUL). A subsequent application (CR/2003/0743/FUL) which sought permission for the conversion of the existing garage to living accommodation and extension of a replacement garage to the side was granted in 2003. This permission has not been implemented. A further application CR/2005/0752/FUL which sought permission for the erection of a two storey front extension was withdrawn.

PLANNING POLICY:-

4. The development plan for the area includes the Crawley Borough Local Plan 2000. The policies relevant to the determination of this application are policies GD1, GD2, GD3, H19, T2 and T9.

5. Policy GD1 expects proposals for development to be of a satisfactory standard of design, which does not cause unreasonable harm to the amenities of its surrounds. Policy GD2 seeks to ensure that development relates sympathetically with its surroundings and safeguards special features of its setting such as frontage lines and public views and vistas. Policy GD3 requires development to provide for its operational requirements (including parking). Policy H19 states that proposals for residential extensions will be permitted providing the design and style does not have an adverse impact on the amenity of neighbouring properties and that the character appearance of the surrounding area is retained. Policy T2 seeks to resist development which would significantly increase hazards for road users and Policy T9 requires development to meet its demand for access including parking to required standards.

6. Policy GD1 also requires proposals for development to have regard to guidance published by the Council. Supplementary Planning Guidance (SPG) Note 5 ‘Residential Extensions’ provides specific advice in relation to side extensions and states that if the retention of a 1m gap between the extension and the side boundary is not possible, then the side extension should be set 2m back from the front elevation. SPG 16 ‘Parking Standards and Transport Contributions’ is also relevant.

PLANNING CONSIDERATIONS:-

7. The main issues in this case are firstly the effect of the proposal on the character and appearance of the original house and the surrounding area, secondly the implications for neighbours living conditions with particular regard to loss of outlook and privacy and finally whether the proposal would provide sufficient on-site parking.

Character and appearance

8. The proposed development consists of the erection of a two storey side extension and conversion of carport to annexe which would be ancillary to the main dwelling. The two storey side extension would include a garage at the ground floor which would be set in line with the main frontage of the original dwelling. Above this there would be a first floor extension which would be set 2m back from the main house frontage and a roof stepped down 0.6m from the ridge of the main house. The extension would have a width of 3m and an overall depth of 9m. The proposed side extension would also extend to the rear of the existing property with a gable roof, which would be set beneath the ridge height of the two storey side extension.

9. The proposal also seeks to enclose the car port and to convert the garage into a habitable room and to erect a pitched roof above. The proposal would not extend in front of the area already occupied by the car port, or the garage and therefore the additional impact would be limited to the pitched roof above. It would be single storey and it is not considered that it would be detrimental to the character or appearance of the original house.

10. The 2m set back at first floor level from the main house frontage would result in the extension appearing as subservient to the main dwelling and would be in accordance with SPG 5. Furthermore, the ridge of the extension would be set below that of the main house , further helping the proposed extension to appear as subservient to the original dwelling. Although the proposed would extend up to two storeys at the rear, the property occupies a corner plot and therefore would be most visible from the footpath and general amenity land to the east. However, due to the its corner location and the limited width of the rear gable which would sit below the ridge of the main house and the extension it is considered that it would not have a detrimental impact upon the character or appearance of the house or surrounding area.

11. It is considered that the proposal would be designed in a manner, which would not be detrimental the character and appearance of the original property or the surrounding area. Therefore the proposal is considered to accord with policies GD1, GD2 and H19.

Impact on Neighbours

12. The neighbours most likely to be directly affected by the proposal are those living in the neighbouring properties either side of the proposal and also those on the other side of the road facing towards the application property.

13. For those directly opposite the application site, it is considered that the proposal would not have a detrimental impact upon their outlook. The pitched roof above the car port and garage, given its height would only have

a limited impact and the first floor of two storey side extension would be set back from the main house frontage therefore reducing its impact upon the outlook of these occupiers.

14. For the occupiers of 34 Lingfield Drive, it is also considered that the proposal would not be detrimental either to their outlook or privacy. The conversion of the garage port and garage would include a ground floor window facing towards 34 Lingfield Drive. However, this window would be to a bathroom and would only face towards the front of the property, principally towards the existing hardstand. Given the window would face towards the front garden and also given the stagger of the application site in relation to the 34 Lingfield Drive, would not be detrimental to their privacy.

15. The proposed two storey rear extension would also include two small high level windows facing towards 34 Lingfield Drive. There are no windows in the flank wall of 34 Lingfield Drive which face towards the application site. Due to their siting and the stagger between the application site and the neighbouring property, it is considered that the side bedroom windows would not lead to views into 32 Lingfield Drive to any material degree even when they are open.

16. For the occupiers of 30 Lingfield Drive, it is also considered that the proposal would not have a detrimental impact in terms of outlook or privacy. Given the slope of the land, 30 Lingfield Drive is situated above the level of the application site which would reduce its impact. Whilst the occupiers of 30 Lingfield Drive would be aware of the proposal from their front windows, it is considered given the set back at the first floor level of 2m from the main house frontage that it would not have a detrimental impact in terms of outlook. It is also considered that the proposal would not be detrimental in terms of privacy, as the two storey side extension would not include any windows at first floor level which would face towards 30 Lingfield Drive.

17. Therefore in conclusion, it is considered that the proposal would not have a detrimental impact upon neighbours both in terms of privacy or outlook and therefore it would accord with policies GD1 and H19.

Car Parking

18. The SPG produced by the Council specifies a maximum parking provision (outside of the town centre and Three Bridges area) of 2-3 spaces to be provided for a 3 plus bed dwelling. However the proposal also seeks an annexe at the front. The proposal would be able to accommodate 3 or a maximum of 4 cars on the site.

19. Therefore it is considered that there would be sufficient on-site parking in accordance with the Council’s adopted standards and would therefore comply with policies GD3, T2, T9 and the guidance included within SPG 16.

Other Matters

20. The proposal also includes an annexe to the front of the property. It is considered necessary to impose a condition upon any permission, which requires this annexe to be ancillary to the main dwelling house to prevent it being used as a separate form of accommodation, to prevent an over intensive use of the site.

CONCLUSIONS:-

21. For the reasons given above and having regard to all matters raised it is recommended that the application should be granted planning permission subject to conditions.

RECOMMENDATION RE: CR/2005/0873/FUL

PERMIT - Subject to the following condition(s):-

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

2. No development shall be carried out unless and until a schedule of materials and finishes and, where so required by the Local Planning Authority, samples of such materials and finishes to be used for external walls (and roofs) of the proposed 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.

3. The annexe as shown on the approved drawing no. J363.001 Rev A shall be solely used as ancillary accommodation in connection with the existing dwelling unit and shall not be used as a separate self contained unit of accommodation. REASON: A separate dwelling would result in an over intensive use of the site contrary to policies H5, GD3 and T2 of the Crawley Borough Local Plan 2000 and Supplementary Planning Guidance Notes 4 and 16.

REASON FOR APPROVAL

1. The proposed works are not considered to have an adverse impact on the character of the building or the amenities of the neighbouring properties. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations:

a. GD1 - The Normal Requirements of All Development, b. GD2 - Development and its Setting,

c. H19 - Residential Extensions and Alterations.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 006

REFERENCE NO: CR/2005/0883/FUL

LOCATION: 139 THE BIRCHES, THREE BRIDGES, CRAWLEY PROPOSAL: ERECTION OF SINGLE STOREY REAR EXTENSION AND SINGLE STOREY FRONT PORCH (AMENDED PLANS RECEIVED) (AMENDED DESCRIPTION)

APPLICANT/AGENT

APPLICANTS NAME: Ms D English, AGENTS NAME: Thermaframe Complex, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

Consultation expiry date:

NEIGHBOUR LETTERS SENT:-

The Occupier: 58, 137 & 141 The Birches; 38, 40 & 42 Crabbet Road.

REPLIES RECEIVED:-

No Replies Received

THE APPLICATION SITE:-

1. The property is an end of terrace dwelling. The whole of the dwelling is set forward of the next terrace, to the east, by 1.4m. There is a large area of amenity space to the east, in front of the neighbouring terrace, which allows the side elevation of the application property to be seen throughout the streetscene from the east. The property has a hardstanding to the front and a large garden to the rear.

THE PROPOSED DEVELOPMENT:-

2. The proposal comprises of two elements. The first element is a proposed front extension, measuring 1.5m deep by 3.2m wide. It would have a mono-pitched roof with an eaves height of 2.9m and a ridge height of 3.8m.

3. The second element is a proposed single-storey rear extension measuring 3m deep by 6.8m wide. It would be set adjacent to the western boundary but not encroaching over it, in order to leave 0.7m on the eastern side to maintain access to the rear by the side gate.

PLANNING HISTORY:-

4. There is no relevant planning history to the site.

PLANNING POLICY:-

5. The relevant planning policies to this application are GD1, GD2 and H19 of the adopted Crawley Borough Local Plan 2000. Supplementary Planning Guidance Note Five, 2001 “Residential Extensions” is also relevant.

6. PLANNING CONSIDERATIONS:-

The main issues to consider are; • The impact of the proposals on the character of the dwelling; • The impact of the proposals on the character of the surrounding streetscene; • The impact of the proposals on the amenities of the neighbouring residents; • The impact of the proposals on the needs of the present and future occupiers:

CONCLUSIONS:-

7. The proposals are considered appropriate to the site, in terms of their location, depth and bulk. It is considered that the proposals would be in scale with the main building and would not have an adverse impact on the character of the dwelling. This would, in turn, not have an adverse impact on the character of the streetscene, as they would not be overly prominent when viewed from The Birches.

8. The proposed front extension would be set away from the adjoining dwelling and would thus have little impact on the neighbouring resident’s amenities. It is also considered that this extension would not have an additional adverse impact on the amenities of the neighbouring residents to the east, due to its height and orientation, 9 metres forward of their property.

9. It is considered that the rear element would not have an adverse impact on the neighbouring residents’ amenities also due to its depth and height by the boundaries. Both the front and rear elements are planned in accordance with the guidance provided in SPG5.

10. There would be no impact on parking needs or provision and sufficient garden space would remain. The proposals are considered to comply with the relevant guidance and policies of the Local Plan 2000.

RECOMMENDATION RE: CR/2005/0883/FUL

PERMIT - Subject to the following condition(s):-

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

2. The materials and finishes of the external walls and roofs of the extensions, hereby permitted, shall match in colour and texture those of the original dwellinghouse. REASON: In the interests of amenity in accordance with Policies GD1 of the Crawley Borough Local Plan 2000.

3. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 as amended no windows or other openings shall be formed in the western wall of the single-storey rear extension, hereby permitted, without the prior permission of the Local Planning Authority on an application in that behalf. REASON: To protect the amenities of adjoining residential properties, in accordance with Policies GD1 and H19 of the Crawley Borough Local Plan 2000 .

REASON FOR APPROVAL

1. The proposal is considered appropriate to its location, as it would not affect the amenities of the neighbouring properties, it would not have an adverse impact on the character of the house and sufficient garden space would remain. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations, including Supplementary Planning Guidance Note Five, 2001 `Residential Extensions`: a. GD1- The Normal Requirements of All Development, b. GD2- Development and its Setting, c. H19- Residential Extensions and Alterations.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 007

REFERENCE NO: CR/2005/0890/RG3

LOCATION: CRAWLEY MARKET, HIGH STREET, WEST GREEN, CRAWLEY PROPOSAL: CHANGE OF USE OF HIGHWAY LAND TO MARKET TO BE HELD ON WEDNESDAYS AND PROPOSED SITING OF STALLS

APPLICANT/AGENT

APPLICANTS NAME: Crawley Borough Council, AGENTS NAME: ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Central Crawley Conservation Area Advisory Cttee Objection. 2. English Heritage No objection. 3. Env. Health Division No comment. 4. CP49 - County Architect No objection. 5. Head of Transport Services No objection. 6. Police No response.

Consultation expiry date: 11 January 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 36-60 (evens) High Street, The George Hotel, 39-61 (odds) High Street (odds), 47A High Street, The White Hart, The Brewery Shades, St. John the Baptist Church, 1-9 (all) Grand Parade.

REPLIES RECEIVED:-

1 letter of objection has been received from the Central Crawley Conservation Area Advisory Committee raising the following issues; • Support a Farmers/Green Market but do not wish to see any further days for the general market. • Litter and the impact this would have upon St. John’s Church. • No indication on the submitted plans of where the Public Art feature would be located.

THE APPLICATION SITE:-

1. The application site is a large area of paving known as ‘The Square’, within the High Street, Crawley. The application site runs from 3 Grand Parade at the north and 46

High Street to the south. The application site is situated within the High Street Conservation Area.

THE PROPOSED DEVELOPMENT:-

2. The development proposed is for the change of use of highway land to a market to be held on Wednesdays with the proposed siting of stalls.

PLANNING HISTORY:-

3. There have been a number of previous applications in respect of this site, however there are three applications of particular relevance. Application CR/1999/0132/RG4 granted the change of use of highway land to hold a market on Friday and Saturday for 62 stalls and temporary arrangement for existing market during construction. However, not all of the conditions were formally discharged within 5 years from the date of the permission and therefore planning permission has lapsed. A further application CR/2005/0875/FUL which sought to retain the existing market on a Friday and Saturday was granted planning permission on the 23rd of January 2005.

4. The Development Control Committee has also granted planning permission on the 7 th of November 2005 for a Continental Market to be held on a Thursday.

PLANNING POLICY:-

5. It is a statutory requirement that applications are to be determined in accordance with the development plan unless material considerations indicate otherwise. The development plan here includes the West Sussex Structure Plan 2001-2016 and Crawley Borough Local Plan 2000. Policy GD1 expects development to be of a satisfactory standard of design and layout, appropriate to its location and not causing unreasonable harm to the amenities and environment of its surroundings in respect of nuisance. Policy GD2 again requires development to relate sympathetically to its surroundings and respect the character and quality of its setting. Policy GD3 requires development to provide for its operational requirements. Policy BN2 seeks to preserve and enhance the character and appearance of conservation areas. Policy BN7 seeks specifically to preserve and enhance the appearance and trading character of the High Street Conservation Area. Policy BN11 states that proposals that affect the character and setting of listed buildings will only be permitted if there is no adverse impact on the buildings historic or architectural interest. Policy SH1 states that planning permission will be granted for new retail development which adds to the range and quality of shopping facilities in the main shopping area of Crawley Town Centre. Policy SH14 seeks to retain the Town Market within the High Street.

6. Policy GD1 also requires proposals for development to have regard to guidance produced by the Council. The Council has produced a Conservation Area Statement in December 1998. This statement seeks amongst other things to sustain and enhance the vitality and viability within the High Street and in particular to restore the areas historic function, as a trading centre for Crawley. This document was adopted prior to the West Sussex Structure Plan and Crawley Borough Local Plan and therefore although a material consideration, it is considered it should be afforded only limited weight.

PLANNING CONSIDERATIONS:-

7. The main issues to consider are the impact of the proposed market on the shopping function of the surrounding area, the impact on the conservation area and the setting of the listed buildings, the impact on transportation and access matters and the impact on neighbouring properties.

Character and appearance

8. The High Street is a Conservation Area consisting of a number of listed buildings, with a pedestrianised area towards the centre of the street and a single lane one way road running along the eastern side of the street from Haslett Avenue West at the south to Orchard Street at the north. There are also a series of parking bays situated adjacent to the access road toward the eastern side. There are a mix of shops, estate agents and restaurants all located in the High Street.

9. The stalls would be situated in two rows, north to south either side of ‘The Square’. The area is pedestrianised, within the secondary shopping area of the town centre. A market currently operates on the site on Fridays and Saturdays. 60 High Street and The George Hotel both have planning permission to set up tables outside their frontages on High Street. No stalls are proposed within the area outside of 60 High Street.

10. Policy SH1 makes provision for new retail development which adds to the range and quality of shopping facilities in the main shopping area of Crawley Town Centre. Policy SH14 seeks to retain the Town Market within the High Street, as it is a well used and popular facility, bringing shoppers in from outside Crawley and contributes to the Regeneration Strategy. The proposal seeks permission for a Framers/Organic Market on a Wednesday. This would add to and complement the existing traditional market which operates on a Friday and Saturday and the Continental Market, which has recently been granted planning permission to operate on Thursdays. The Council’s Regeneration Strategy seeks to retain the existing market, which would complement and extend the range of shopping within the town and the High Street. Therefore the proposal would accord with the provisions of policies SH1 and SH14 of the Crawley Borough Local Plan 2000.

11. Policies BN1, BN2 and BN7 seek to maintain the character and appearance of the Conservation Area. These policies seek a high standard of design and high standard in public spaces, including the use of appropriate materials and street furniture. The applicants have submitted a layout showing the position of the proposed stalls. The proposal seeks to accommodate 49 stalls situated in two roughly parallel lines down the middle of the pedestrianised High Street. A food van is proposed towards the northern end of the market with associated tables and chairs. The position of the stalls would not interfere with the outdoor seating area outside of the Restaurant Si at 60 High Street. The position of the stalls would also not interfere with the gallows, or the proposed public art which would be positioned on the corner of Ifield Road and the High Street. Two bin stores are proposed one towards the north of the scheme adjacent to the proposed food van and the other to the eastern side of the High Street in front of 59 High Street.

12. The application must also be considered with regard to its impact on the surrounding listed buildings. The Town Market already operates on a Friday and Saturday. It is considered that the positioning of the stalls is considered adequate in terms of the separation between the stalls and the listed buildings, such as The George. The layout would not result in the stalls appearing unduly cramped.

13. Therefore in conclusion, the proposal would add and contribute to the trading function of the High Street Conservation Area. The design and positioning of the stalls are considered to be acceptable and would not result in a detrimental impact upon the character or setting of the listed buildings or the Conservation Area generally. Therefore it is considered that the proposal would accord with policies GD1, GD2, GD3, BN2, BN7, BN1, SH1 and SH14.

Impact on Neighbours

14. The neighbours most likely to be directly affected by the proposal are those in the commercial properties either side of the High Street. It is clear that in the normal operation of a market, it may result in occasional raised voices and other associated noise above the normal noise level to be expected in a shopping street. However, it is considered that this is part of the normal operation of a market, when occasional shouts and raised voices may be heard. However these are likely to be occasional and not prolonged. The occasional disturbance caused by the operation of the market, must also be weighed against other factors such the supportive policies in the Local Plan of SH1 and SH14 to add to the range and quality of shopping facilities within the town centre and to seek to retain the Town Market in the High Street.

15. In conclusion therefore, it is considered that the likely disturbance that would be caused would not be detrimental to the occupiers of nearby commercial properties and the overall effect of the market operating for an additional day upon these occupiers would be outweighed by the overall benefits of the scheme to the town as a whole. Therefore it is considered that the proposal would accord with policy GD1.

Parking Provision and Access

16. The proposal would involve the loss of a number of parking bays towards the eastern side of the High Street when the market is in operation. However, the site is in a sustainable location being within the Town Centre and close to nearby train and bus stations. There are a number of public car parks also within close proximity to the application site.

17. The Head of Transport Services has been consulted regarding the application and raises no objections. Therefore the proposal is considered to accord with Policy GD3.

CONCLUSIONS:-

18. For the reasons given above and having regard to all other matters raised, it is recommended that the application should be granted planning permission subject to conditions.

RECOMMENDATION RE: CR/2005/0890/RG3

PERMIT - Subject to the following condition(s):-

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

2. The development hereby permitted shall not be commenced unless a written management scheme providing for: i) The steps taken to provide adequate facilities for the sale of any low risk and high risk foods, ii)The number and siting of any electricity generators, iii) The storage of equipment and the parking of traders' vehicles, iv) The steps to be taken to maintain the site in a clean and tidy condition. v) The operation of the site as a market only between the hours of 7.00am and 7.00pm

on Wednesdays.

vi) The responsibilities of individual traders with regard to the above matters and the mechanism for enforcing those responsibilities; has been submitted to and approved in writing by the Local Planning Authority. The development hereby permitted shall thereafter be operated only in accordance with the provisions of the approved management scheme. REASON: In the interests amenity and to preserve the special character of the locality in accordance with Policy BN7 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

1. The proposal would not have an adverse impact upon the character or appearance of the High Street Conservation Area, listed buildings, or the surrounding area and it would also not have a detrimental impact upon neighbouring properties. The proposal accords with the Crawley Borough Local Plan 2000 and its relevant policies including: a. GD1 - The Normal Requirements of All Development; b. GD2 - Development and its Setting; c. GD3 - Operational Requirements for a Site; d. GD8 - Safety and Security; e. BN2 - Development on Conservation Areas; f. BN7 - High Street Conservation Area; g. BN11 - Listed Buildings; h. SH1 - General Shopping; i. SH14 - The Town Market.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 008

REFERENCE NO: CR/2005/0891/FUL

LOCATION: 35-37 GOFFS PARK ROAD, SOUTHGATE, CRAWLEY PROPOSAL: DEMOLITION OF 2 DWELLINGS AND ERECTION OF 2 APARTMENT BUILDINGS COMPRISING 24 X 2 BEDROOM FLATS, PARKING AND LANDSCAPING

APPLICANT/AGENT

APPLICANTS NAME: Chantry Estates, AGENTS NAME: Robin Harper, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. BAA Safeguarding No objection and has provided guidance on the erection of cranes.

2. Env. Health Division 3. Head of Transport Services Objection on the grounds of the low level of car parking provided would lead to an un-acceptable level of on- street parking on adjacent public highways. 4. Arboricultural Officer 5. National Air Traffic Services (NATS) No objection.

Consultation expiry date: 11 January 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 34-40 (evens) & 33 Goffs Park Road; 39, Goffs Park Nursing Home; 7 & 7a Wolstonbury Close; 21-27 (odds) Cissbury Hill.

REPLIES RECEIVED:-

11 representations have been received from nearby occupiers objecting to the proposal on the following grounds:

• Loss of privacy. • Increased noise disturbance. • The development would be out of character with the existing character of the site and Goffs Park Road.

• The danger to highway safety from the additional traffic created. • Problems created by congestion and parking on nearby roads and the resulting additional pollution and fumes. • Loss of existing landscaping and the natural habitat. • Cumulative impact of developments on decreasing water supplies. • Loss of security to neighbours. • Inaccurate plans.

THE APPLICATION SITE:-

1. The application site is located on the south side of Goffs Park Road. The site is immediately to the south-west of Goffs Park Nursing Home, and there is a detached two storey dwelling to the south-east of the site. There are more modern two storey houses to the south with rear gardens backing onto the site. The area is predominantly residential, although Goffs Park Nursing Home and the Premier Lodge Hotel located to the north-west of the site also front onto Goffs Park Road.

2. The application site itself comprises of two larger mid-C20th detached dwellings situated in the centre of large, mature gardens, and are typical of the existing residential development in Goffs Park Road that defines this Area of Special Environmental Quality (ASEQ).

3. The site rises from the south-east boundary to the north-west boundary by approximately 2m. The house to the east of the site is situated approximately 1m lower than no. 35 Goffs Park Road. All boundaries are characterised by having mature hedge planting which screens the site from neighbouring properties. There are five protected mature deciduous trees in the front gardens along the Goffs Park Road frontage.

THE PROPOSED DEVELOPMENT:-

4. This application seeks planning permission to demolish the two existing dwellings on the site and re-develop the site with 24, 2 bedroom flats in two blocks. Block A on the west side of the site, would comprise10 two bedroom flats arranged equally on the ground and first floors with 4 further two bedroom flats within the roof space. Block B on the east side of the site, would comprise 8 two bedroom flats shared equally over the ground and first floors, with 2 two bedroom flats accommodated within the roof space.

5. The site would be accessed by altering the existing accesses to 35 and 37 Goffs Park Road to create an in-out arrangement. Car parking for 24 cars would be provided in a semi-circular layout in front of the two proposed blocks, situated around the access drive. A cycle store is proposed in the rear garden adjacent to the boundary with No.33 Goffs Park Road. Refuse stores would be provided to the front of the buildings. The large trees along the front boundary of the site are to be retained together with some of the existing evergreen hedging at the rear of the site, although some of the fruit trees in the front gardens would be removed.

PLANNING HISTORY:-

6. In 1973 planning permission was granted for the erection of 20 houses with integral garages in the rear gardens of 35, 37 and 39 Goffs Park Road, this is now the road Cissbury Hill.

7. Two applications, one submitted in 2004 (Ref. CR/2004/0484) and one 2005, (Ref CR/2005/0135), seeking planning permission for demolition of the existing dwellings and the erection of three blocks of flats on 21-25 Goffs Park Road were both withdrawn prior to decision.

PLANNING POLICY:-

8. National planning guidance PPG3 ‘Housing’ seeks to secure a high standard of house design incorporating a mix of dwelling types and sizes whilst making the efficient use of urban land.

9. PPS1 sets out the overarching planning policies on the delivery of sustainable development through the planning system by:

• making suitable land available for development in line with economic, social and environmental objectives to improve people's quality of life; • contributing to sustainable economic development; • protecting and enhancing the natural and historic environment, the quality and character of the countryside, and existing communities; • ensuring high quality development through good and inclusive design, and the efficient use of resources; and, • ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community.

10. The West Sussex Structure Plan 2001-2016 is the adopted structure plan for Crawley Borough.

11. Policy LOC1 seeks to locate new development within towns and villages particulary through the re-use of previously developed land…. Accordingly it states that within built-up area boundaries, development should be permitted provided the impact on the character of the area and the environment,… is acceptable. NE2 set out policies to encourage dwellings of mixed tenure, size, types etc… and policy NE3 sets out policies to encourage development of dwellings for proven local needs. Policy CH1 states that “Development should not be permitted unless it maintains and where possible, enhances the character, distinctiveness and sense of place of settlements...”

12. The polices of the Crawley Borough Local Plan 2000 that are relevant to this application are as follows:

• GD1 (which deals with the Normal Requirements of All Development)

• GD2 regarding development and its setting, and states that planning permission will not be granted for a development if it does not relate sympathetically to its surroundings.

• GD3 which, sets out the operational requirements of the site, including access and parking, refuse provision and cycle storage.

• GD5 and GD6 (Landscaping and Development), are concerned with incorporating appropriate landscaping within developments.

• BN20 (Landscape) and BN21 (Tree Preservation Orders) seek to retain natural features and set out the policies for protected trees.

• BN10 (Areas of Special Character) is of particular relevance and states that, development will not be permitted if it will, individually or cumulatively, result in adverse changes to the character and appearance of the area or lead to the loss of important features such as trees and landscaping.

• H5 (Infilling and Redevelopment) is the specific housing policy concerning the suitability of the site and location for either redevelopment of infilling;

• H8 (Subsidised and Low Cost Market Housing) together with SPG10 (Affordable Housing) set out the requirements for the provision of subsidised and low cost housing on unidentified sites, therefore on sites of 15 dwellings or more or 0.5 hectares or more the Council will seek to secure affordable housing.

• H20 (Private Outdoor Space) and H22 (Design), with, SPG3 (Standards for New Housing Development) and SPG4 (Standards for Private Outdoor Space), require developments to be of an acceptable size and standard for the future occupiers, and provide adequate outdoor amenity space.

• T2 (Transport Infrastructure) and T9 (Parking Standards), together with SPG16 (Parking Standards and Contributions) set out the policies and guidance for transport infrastructure and parking.

• SPG17 (Higher Density Housing – Achieving High Quality Design) sets out the Council’s requirements in regard of higher density housing schemes within Crawley Borough.

PLANNING CONSIDERATIONS:-

13. The main issues to be considered in the determination of this application are:

• The impact on the character and appearance of the street scene/surrounding area and in particular the ASEQ; • The impact on neighbouring amenity; • The adequacy of the parking provision, the access and the impact on the highway; • The impact on the protected trees and landscaping; • Compliance with the Council’s adopted standards and in particular the need to incorporate an element of subsidised and low cost housing within the scheme;

Impact on the character and appearance of the street scene and Area of Special Environmental Quality.

14. The site is within an ASEQ, which is characterised by its older detached dwellings which are situated centrally in spacious mature gardens. The current density on the

site is 5.2 dwellings to the hectare. The proposed development is at 60 dwellings/ hectare. Planning Policy Guidance Note 3 – Housing (PPG3) recommends encouraging densities of 30-50 dwellings per hectare, and seeking a greater intensity in high accessible sites or along public transport nodes. Whilst planning policy seeks efficient use of urban land it also requires that they must be viewed in the wider context, including the surrounding townscape and character, including local built form, building lines and spaces around the buildings. The density proposed exceeds that recommended in PPG3, with no justification for greater intensity in respect of the sensitive location of this site within the ASEQ.

15. The proposed buildings would have a maximum height of 10.4m, with predominately flat/ ponded roofs. The resultant buildings would extend to 44.5m of the 50m street frontage with approximately 38m of the frontage of two stories or higher. There would be a 1.7m gap to the boundary with Goffs Park Nursing Home and a 2m gap between Block B and the boundary with 33 Goffs Park Road. A 2m gap between the two proposed blocks would also be retained, although block A at this point would be set back from the main front elevation. While it is accepted, that there has been some attempt to follow the existing building line on Goffs Park Road, the 1½ - 2 ½ storey character and resultant gap between buildings, would be out of character with the low density and spacious setting within the ASEQ created by the existing form of development along Goffs Park Road.

16. The proposed front elevations in particular would comprise a number of different design features including of gables, contrasting materials, differing window shapes and sizes, stone and brick detailing, false chimneys, dormer windows and returns of various depths, together with significant changes to the bulk and massing of the building B. Overall the design is a mix of styles, forms and materials that result in two buildings that would not be well proportioned or of a cohesive overall design out of keeping with the understated and well proportioned two storey character of the existing dwellings in Goffs Park Road. It is considered that the massing and design of the proposal would make the buildings overly prominent and obtrusive in this distinctive street scene to the detriment of the Area of Special Environmental Quality and contrary to policies GD1, GD2 and BN10 of the Crawley Borough Local Plan.

17. 24 car parking spaces would be located to the front of the site (100% provision). Whilst there is some screening to the front, it is considered that this amount of parking forward of the building line would be out of keeping with the character and appearance of the street scene of mature trees within well established front gardens, which have their existing car-parking limited to the domestic requirements of each individual dwelling.

Impact on neighbouring properties

18. The main issues to be considered in assessing the impact of the proposal on neighbour amenity relate to loss of privacy, loss of outlook, over-shadowing and over-bearance primarily in relation to the properties directly abutting the site. The closest part of Block A would be sited within 1.7m of the boundary with Goffs Park Nursing Home, whilst Block B would be sited 2m from the boundary with 33 Goffs Park Road. It is accepted that the applicant has attempted to avoid over-looking of neighbouring properties by restricting most of the windows to the front and rear elevations of the buildings. However notwithstanding this, the provision of balconies at the rear of the two blocks would result in some overlooking of the rear garden of 33 Goffs Park Road and the rear gardens of the houses in Cissbury Hill backing onto the site, all of which are at a lower level relative to the proposed site of the two blocks

of flats. There is not however considered to be a significant overlooking issue for Goffs Park Nursing Home to the west which has a number of single storey buildings and extensions close to the boundary with the site providing screening to the rear garden area of the Nursing Home.

19. Block B would drop to single storey with living accommodation in the roof at its closest point adjacent to the boundary with 33 Goffs Park Road, which has a garage closest to the application site. The building would be set back 2m from the boundary, it is not considered the development would be overbearing on the occupier of this property.

20. The elevation facing Goffs Park Nursing Home, however, would be 10.2m high and 18m wide with a significant proportion of flat roof. The Nursing Home has facing 1 st floor habitable windows approximately 7.5m away from the proposed side elevation of Block A. It is therefore considered that this relationship would result in an unacceptable outlook for the facing habitable room windows in the Nursing Home to the significant detriment of the occupier. This relationship is considered to be un- neighbourly and the proposal is unacceptable in this regard in relation to policies GD1 and H5 of the Crawley Borough Local Plan 2000

Adequacy of parking access and highway arrangements

21. SPG 16 proposes a (maximum,) standard of 1.5 spaces for 2 bedroom units outside the town centre. A total of 24 parking spaces are proposed, located in front of the two blocks in a semi circular layout. This would be 12 spaces short of the maximum requirement in SPG16 and is considered a serious shortfall that fails to accord with the requirements of the Supplementary Guidance and Local Plan Policy T9. In view of the site’s location outside of the Town Centre and the number and the size of the units it is considered that the level of parking that would be provided is unacceptable.

22. The Head of Transportation Services would not wish to raise an objection in principle to some redevelopment on this site and comments that although the access points would need to be improved, this should be possible without affecting the mature trees across the site frontage. He also notes that the in/out access arrangement would also allow service vehicles to access the site satisfactorily. However, he is concerned that the proposal as submitted would be low on car-parking provision and would lead to on-street parking on adjacent highways, in particular the busy Goffs Park Road and Malvern Road opposite, refusal is therefore recommended.

Impact on protected trees and landscaping

23. Policy GD5 states that new development will be required to incorporate appropriate landscaping and that existing trees and boundary features should be retained wherever possible. The site contains a number of mature trees five of which on the frontage of are protected by a Tree Preservation Order Goffs Park Road No.9. The scheme proposes the retention of all the mature trees on the site and further landscaping. However the parkings layout is considered to comprise the landscaped character of the ASEQ contrary to policies GD5 and BN10.

Adequacy of Dwellings for Proposed Use

24. SPG 3 provides guidance on standards for New Housing Development in terms of internal layout and net floor space. The guidance recommends a minimum of 48m2

for a two bedroom unit. The guidance also recommends a minimum of 3m2 general storage with separate drying/airing space. The size of each unit could comply with these requirements and could therefore provide a satisfactory living environment in accordance with Policy H22 and SPG 3.

25. The private outdoor amenity space provision is considered to be acceptable given the number and size of the units proposed. Its siting to the rear of the two blocks would afford acceptable levels of privacy to its users and helps to prevent significant overlooking of the rear gardens and rear elevations of the facing houses in Cissbury Hill. This aspect of the proposal is considered to comply with the guidance in SPG4 and therefore is acceptable in regard of policy H20 of the Crawley Borough Local Plan 2000.

26. The proposed development would also have bedroom windows on both the ground and 1 st floors that would face, corresponding windows serving bedrooms in the adjacent block 5.4m away. Notwithstanding, that control of the openings requiring obscure glazing would alleviate the potential overlooking issue, it is considered that this would result in an unsatisfactory outlook/environment for the occupiers of these bedrooms.

27. The limited outlook that would be provided by the restricted 5.4m distance from these windows to the facing 2 ½ storey elevation, and, an even more limited outlook would result for other proposed bedroom windows on the elevation of Block B directly facing Block A, which would be only 2m from the adjacent building. The proposed siting of the two blocks would therefore result in an unacceptably low level of light to these rooms and a severely compromised outlook providing a sub-standard level of accommodation to the occupiers contrary to policies GD1 and H22 of the Local Plan.

Provision of Affordable Housing

28. Policy H8 seeks to secure affordable housing on appropriate sites and SPG10 ‘Affordable Housing’ requires an element of subsidised and low cost housing on sites of more than 15 dwellings or 0.5ha in size. The scheme as submitted makes no provision for affordable housing and the applicant has not indicated in their supporting statement that an affordable element would be provided. The proposals are therefore contrary to Policy H8 and SPG10.

CONCLUSIONS:-

29. The site falls within an area where the principle of infill and redevelopment are acceptable, however, the site and the surroundings are not considered suitable for the development proposed. The development would have an adverse impact on the character and appearance of the street scene and would cause harm to the Area of Special Environmental Quality. There would also be a detrimental impact upon the amenity of adjoining occupiers and the environment for the occupiers of some of the resultant flats is considered sub-standard. The proposal would also have a significant shortfall in parking provision for this location and would therefore result in unacceptable levels of on street parking.

30. The proposal therefore fails to accord with guidance within PPS1 and PPG3 or the relevant polices of the West Sussex Structure Plan 2001-2016. In addition the proposal would also be contrary to the following policies of the Crawley Borough Local Plan 2000: GD1, GD2, GD3, GD5, GD6, BN20, BN21, H5, H8, H20, H22, T9

and BN10. The proposal would also be contrary to the guidance within SPG3, SPG10, SPG16 and SPG17.

RECOMMENDATION RE: CR/2005/0891/FUL

REFUSE - For the following reason(s):-

1. The proposed development would fail to respect the context of the site and the surrounding area by virtue of density, scale and massing, design and the limited spaces around the built form. The proposal would be detrimental to the character and appearance of the street scene and wider area, and the Area of Special Environmental Quality contrary to policies GD1, GD2, BN10, H5 and H20 of the Crawley Borough Local Plan 2000.

2. The height and massing of the proposal and its proximity to the boundary of the site would create an overbearing and un-neighbourly form of development to the detriment of in particular the outlook of the occupiers of Goffs Park Nursing Home, contrary to policies GD1 and H5 of the Crawley Borough Local Plan 2000.

3. The layout, siting and design of the proposal would result in a loss of privacy and seclusion, and an unacceptable outlook for the future occupants of the development, contrary to policies GD1 and H5 of the Crawley Borough Local Plan 2000.

4. The proposal by not providing any affordable housing would not make the best use of land in order to achieve the wider objectives of the local plan by securing affordable housing on suitable sites and is contrary to policies GD4 and H8 of the Crawley Borough Local Plan 2000 and the advice in Supplementary Planning Guidance Note 10.

5. Adequate provision is not made on site for the parking of vehicles in a satisfactory manner to the standard required by the Local Planning Authority. The proposal therefore, conflicts with Policy GD3 and T9 of the Crawley Borough Local Plan 2000 and the advice in Supplementary Planning Guidance Note 16.

6. The proposal would be likely to attract standing vehicles which would interrupt the free flow of traffic on the public highway and thereby add to the hazards of road users at this point and thereby conflict with Policies GD3 and T2 of the Crawley Borough Local Plan 2000.

7. The proposal would increase the pressure for on-street parking in the area where the Local Planning Authority considers that insufficient space is available for parking on- street, contrary to Policies GD3 and T2 of the Crawley Borough Local Plan 2000 and the advice in Supplementary Planning Guidance Note 16.

INFORMATIVE

1. The block plan submitted is not a true reflection of the surrounding development.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 009

REFERENCE NO: CR/2005/0895/FUL

LOCATION: EVANS CYCLES, UNIT 1, CAMINO PARK, JAMES WATT WAY, NORTHGATE, CRAWLEY PROPOSAL: ERECTION OF TWO FLOOR MEZZANINE INSTALLATION AND RACKING, INCLUDING WORKSHOP AND MEETING/TRAINING AREAS PARTITIONED OFF

APPLICANT/AGENT

APPLICANTS NAME: Andrew Terrington, AGENTS NAME: ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Head of Transport Services No objection.

Consultation expiry date: 24 January 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: Hayes Distribution Shell; 1, 2, 3, 4, 5,15 & 16 Whittle Way.

REPLIES RECEIVED:-

None.

THE APPLICATION SITE:-

1. The application site (Unit 1 Camino Park) is a modern office/warehouse premises situated in the northern part of the Manor Royal Industrial Estate. The site is bounded to the south and west by neighbouring industrial units, Whittle Way to the east and James Watt Way to the north. The applicants (Evans Cycles) occupy the adjoining building to the west Unit 2 Camino Park.

THE PROPOSED DEVELOPMENT:-

2. The development proposes the erection of two mezzanine floors within the building creating an additional 4,700m 2 of floorspace primarily for storage purposes. There is also a small amount of new office and workshop accommodation (600m 2). There are no external alterations proposed to the building.

3. The applicants currently operate their business from Unit 2 Camino Park, they are expanding the business and intend to operate from both Units 1 and 2. In support of the application the applicants state that the additional floorspace is required to support the mail order business which is expanding beyond the requirements of the existing unit and that cycles are bulky products to store and are hand picked individually requiring easy access high bay racking.

PLANNING HISTORY:-

4. Units 1 and 2 Camino Park were developed under planning permission CR/2000/0756/FUL for industrial / warehousing use. Unit 1 was granted planning permission for a first floor mezzanine for 350m 2 of office floorspace (CR/2003/0763/FUL) – this has not been implemented. Unit 2 currently occupied by the applicant was granted planning permission for a two tier mezzanine for storage only (CR/2002/0095/FUL).

PLANNING POLICY:-

5. The relevant policies in this case are GD1 which deals with the normal requirements of all development and GD3 which concerns the operational requirements of development. In addition the following employment policies are relevant including E1 which sets out the general criteria for employment provision, E11 which deals with flexible business space and E16 relating to the Manor Royal Estate. Transport policies T2 and T9 are relevant along with the advice in Supplementary Planning Guidance Note 16 which sets out the Council’s adopted parking standards.

PLANNING CONSIDERATIONS:-

6. The building has planning permission for B1, B2 or B8 uses. The main issue in this case is whether the parking and loading space would be adequate for the proposed increase in floorspace of 4,700m 2.

7. The site was planned with a more intensive B1 office parking standard provision and therefore there is adequate provision for 76 parking spaces and the lorry spaces on site to meet the required level of provision in accordance with SPG16. The site is currently configured to provide 86 parking spaces and 6 lorry spaces. It is considered the car park can be configured to provide the car parking and lorry provision ( max 15 spaces) that would be required by SPG16.

8. The Head of Transport Services has commented that the B8 (storage and distribution use) tends to have much fewer employees but requires more lorry parking and he notes that Unit 1 which is also occupied by the applicant have limited staff and visitor parking and a gated service yard to the rear and the parking situation at this premises is more than adequate for the current operation. He considers the parking provision is adequate for the operation proposed for Unit 2.

9. There are no external alterations proposed to the building, the site is a well- designed and new building complies with Policy E16 which seeks a high standard of design on the Manor Royal Estate and with E11 which requires

new industrial development to be capable of accommodating a variety of uses. In this instance the proposal takes advantage of that designed in flexibility.

CONCLUSIONS:-

10. The mezzanine is required with the expansion of an existing business and the proposed use is consistent with the employment policies in the adopted Local Plan. The site has sufficient parking provision for the increased floorspace however a condition limiting the use of the mezzanine to storage only is considered expedient to prevent over occupation of the building which would potentially impact on the parking requirements for the site.

RECOMMENDATION RE: CR/2005/0895/FUL

PERMIT - Subject to the following condition(s):-

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission. REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

2. The mezzanine hereby permitted shall not be utilised until provision for car parking and lorry parking has been made within the site in accordance with a parking plan to be submitted to and approved by the Local Planning Authority and such provision shall thereafter be used only for the parking of cars and lorries. REASON: To ensure that adequate and satisfactory provision is made for the parking of vehicles clear of adjacent highways in accordance with Policy GD3 of the Crawley Borough Local Plan 2000.

3. The mezzanine floors hereby permitted and ancillary workshop shown shall be used solely for purposes of storage ancillary to the occupation of the building as a B8 warehouse in accordance with plan numbers 840/03A and 840/02A. REASON: To avoid an overintensive occupation of the building for which parking and servicing space on site would be inadequate to satisfy the requirements of Policy GD3 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

1. The proposed alterations are considered acceptable in this location in terms of its impact on the charater and appearance of the premises and in relation to the operational requirements of the building. The proposal is considered to accord with the Crawley Borough Local Plan 2000 and its relevant policies:

a. GD1 - The normal Requirements of All Development; b. GD3 - Operational Requirements of a Site c. E1 - Employment d. E11 - Flexible Employment Space e. E16 - Manor Royal Estate f. Supplementary Planning Guidance Note 16 'Parking Standards and Transport Contributions'.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 13 February 2006 REPORT NO: PS. 239 ITEM NO: 010

REFERENCE NO: CR/2006/0009/FUL

LOCATION: SITE E2, CRAWLEY BUSINESS QUARTER, FLEMING WAY, NORTHGATE, CRAWLEY PROPOSAL: CREATION OF TEMPORARY 540 SPACE CAR PARK

APPLICANT/AGENT

APPLICANTS NAME: Thales Properties Ltd., AGENTS NAME: ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Head of Transport Services No objection.

Consultation expiry date: 27 January 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: Virgin PLC, Aeroton, Elekta,

REPLIES RECEIVED:-

No replies have been received

THE APPLICATION SITE:-

1. The application site comprises an area of 1.2 hectares and is one of two vacant plots sited on the south side of Fleming Way. Unit E1 to the north of the application site fronts Fleming Way and has maturing boundary planting alongside adjacent roads. The application site has less mature planting on the boundaries and is readily visible from the Crawley Business Centre access road to the east of the site.

THE PROPOSED DEVELOPMENT:-

2. This planning application seeks temporary permission for the use of the site as a 540 space temporary car park. This application is submitted to provide temporary car–parking whilst the recently granted planning permission for Thales, for “Use class B1 employment development with ancillary facilities including deck car park, staff restaurant, training facilities, service buildings and gate house”, at the adjacent former Asahi Diamond site is implemented.

Ref CR/2005/0639/Out & CR/2005/0856/ARM. The applicant has stated that the permission would be required until the end of October 2006.

PLANNING HISTORY:-

3. In 1994 outline planning permission was granted for the erection of a B1 commercial park ref. CR/94/0180/OUT. There is one extant permission for the site to erect class B1 offices with associated car-parking and external works was granted permission in 2000. This permission was renewed in 2005 under ref. CR/2005/0313/RUP.

PLANNING POLICY:-

4. The relevant policies are GD1 (The Normal Requirements of All Development), GD2 (Development and its Setting), GD3 (Operational Requirements for a Site), GD5 & GD6 , (Landscaping and Development) T2 (Transport Infrastructure), T8 ( Car Park Design), T9 (Parking Standards), E1 (General Criteria), E7 (Protection of Existing Employment Floorspace) and E16 (Manor Royal Estate), of the adopted Crawley Borough Local Plan 2000 and Supplementary Planning Guidance Note 16 “Parking Standards and Transport Contributions” is also a consideration.

PLANNING CONSIDERATIONS:-

5. The main considerations in the determination of this application are whether: the principle of a car park in this location is acceptable, the impact upon the amenities of the area and neighbouring occupiers, and the impact on the users of the highway.

6. The site is an employment site and therefore the provision of a car-park in this location would not normally be acceptable. Notwithstanding this however, the applicant has confirmed that the proposed car park is required to meet the operational needs of the adjoining Thales site whilst a large scale redevelopment of their existing facility is being undertaken. The applicant has confirmed therefore that the car-park would only be required temporarily until the end of October 2006. Based on the assumption that the car-park will therefore only be required for a very limited period of time, it is considered that the proposal would not compromise the future business use of the site or set a precedent for further car-parking in this area. The proposal would not therefore conflict with policies E1, E7 and E16 of the Crawley Borough Local Plan 2000 in this regard.

7. The site is surrounded by business uses, all of which have significant landscaped parking areas. The proposed car-park would be screened from the north by the existing planting in site E1 along the boundary with Fleming Way. Public views of the site would therefore generally be limited to the users of the Crawley Business Quarter Access Road to the east. It is not, therefore, considered that the proposal would have a significant impact upon either the character of the area or the amenities of the neighbouring businesses, and would accord with policies GD1, GD2, GD3, GD5 and GD6 of the Crawley Borough Local Plan 2000 in this regard.

8. The Head of Transport Services has no objection to the proposal on highways grounds provided the permission is only temporary for the time the

works to the adjacent site are being undertaken. He advises that temporary permission for one year would be acceptable and the proposal would therefore comply in this regard with polices T2, T8 and T9 of the Crawley Borough Local Plan 2000.

CONCLUSIONS:-

11. Therefore, whilst the principle of car-parking in this location would not normally be acceptable, the particular requirements of the applicant in this instance to provide a temporary car-park to meet the operational needs of the staff of the adjacent site, whilst, re-development is undertaken at the adjacent site, are considered to be important material considerations that would not prejudice future employment use of the site. The application is therefore recommended for temporary permission subject to the following conditions;

RECOMMENDATION RE: CR/2006/0009/FUL

PERMIT - Subject to the following condition(s):-

1. The use of land hereby permitted shall be discontinued permanently and the land restored to its former condition, or to a condition to be agreed in writing by the Local Planning Authority, on or before the expiration of one year of the date of this permission. REASON: The Local Planning Authority would not normally grant permission for such a development in this location but under the circumstances prevailing it is considered reasonable to make an exception in this instance and to allow the development for a limited period.

2. The use of any land for car parking shall not be commenced until it has been laid out, surfaced and drained and such land shall not be used thereafter for any purpose other than the parking of vehicles. REASON: To ensure a satisfactory standard of development in accordance with Policy GD3 of the Crawley Borough Local Plan 2000.

3. The car-park hereby permitted shall only be used for purposes ancillary to the use of the adjacent Thales site and shall not be used for any other purposes. REASON: To allow the use of the car park to be controlled by the Local Planning Authority in accordance with policy T9 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

1. The decision to grant temporary planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations. a. GD1 - The Normal Requirements of All Development; b. GD2 - Development and its Setting; c. GD3 - Operational Requirements; d. GD5 & GD6 - Landscaping and Develeopment e. T2 - Transport Infrastructure f. T8 - Car Park Design g. T9 - Parking Standards h. E1 - General Criteria i. E7 - Protection of Existing Employment Floorspace j. E16 - Manor Royal Estate.