CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 B ITEM REF NO LOCATION RECOMMEND

001 CR/2014/0644/FUL 3 RICHMOND COURT, SOUTHGATE, PERMIT CRAWLEY

002 CR/2014/0669/FUL UNITS 20/21, GATWICK PERMIT INTERNATIONAL DISTRIBUTION CENTRE, COBHAM WAY, NORTHGATE, CRAWLEY

003 CR/2014/0671/OUT WILTSHIRES FLORIST, BALCOMBE REFUSE ROAD, POUND HILL, CRAWLEY

004 CR/2014/0732/FUL CGG SERVICES (UK) LTD, PERMIT CROMPTON WAY, NORTHGATE, CRAWLEY

005 CR/2014/0744/FUL BROADFIELD BARTON PARADE, PERMIT BROADFIELD, CRAWLEY

006 CR/2014/0751/FUL CRAWLEY YOUTH CENTRE, PERMIT LONGMERE ROAD, WEST GREEN, CRAWLEY

007 CR/2014/0766/P24 LAND AT CORNER OF HYDE DRIVE NO AND DOBBINS PLACE, IFIELD, OBJECTION CRAWLEY

008 CR/2014/0780/CON LAND EAST OF EMMANUEL OBJECTION COTTAGE, RUSPER ROAD, IFIELD, CRAWLEY

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 001

REFERENCE NO: CR/2014/0644/FUL

LOCATION: 3 RICHMOND COURT, SOUTHGATE, CRAWLEY PROPOSAL: EXTENSION TO FRONT PORCH AND EXISTING GARAGE, SINGLE STOREY REAR EXTENSION, FIRST FLOOR SIDE EXTENSION ABOVE EXISTING GARAGE AND UTILITY ROOM AND GARAGE CONVERSION INTO A LOUNGE/PLAYROOM (AMENDED DESCRIPTION)

TARGET DECISION DATE: 14 November 2014

CASE OFFICER: Ms E. Wachiuri

APPLICANTS NAME: Mr Aaron Dorley AGENTS NAME: Blackstone Architects

PLANS & DRAWINGS CONSIDERED:

135-002 Existing Ground & First Floor Plans, 135-003 Existing Front, Side & Rear Extensions, 135-011 Proposed Ground & First Floor Plans, 135-012 Proposed Front, Side & Rear Extensions, 135-001 Rev A Site Location Plan, Block Plan

NEIGHBOUR NOTIFICATIONS:-

4 to 8 and 10 Clitherow Gardens; 1 to 15 Rosemead Gardens:

RESPONSES RECEIVED:-

Twelve objections in total were received; one from Rosemead Gardens Management Company and the other eleven from 8 households, raising the following concerns:  The house will be used as a house in multiple occupancy due to the proposed 5 bedrooms with 3 bathrooms allowing more to live in the property and separately  Increased traffic and parking problems  Risk of accident involving young children who play in the private road due to increased traffic  The resultant house due to its size will be out of keeping with other houses and apartments in the street  Likely to result in disruptions to the occupants of the cul-de-sac  Resultant traffic congestion would pose threat to emergency services access to the area  Overlooking of private gardens and living spaces in neighbouring flats in Rosemead Gardens  Impact on value and saleability of the neighbouring properties  Construction work of this scale in such confines will prevent reasonable access to the flats of Rosemead Gardens and the neighbouring properties and poses risk of damage to vehicles and buildings nearby  The proposed rear extension will bring the property closer to the Rosemead Gardens flat causing overlooking issues  Some neighbours in Clitherow Gardens not notified  Overshadowing of neighbouring rear garden  Overbearing and dominating impacts

REASON FOR REPORTING TO COMMITTEE:-

The application received more than four objections

THE APPLICATION SITE:-

1.1 The application site comprises a two storey detached dwelling to the south of Richmond Court. The surrounding area is characterised by relatively small detached, semi-detached and terraced properties set within compact plots.

1.2 Further to the south-east of the application site are residential flats, so the streetscene is varied.

THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought for the erection of extension to front porch and existing garage, single storey rear extension, first floor side extension above existing garage and utility room and garage conversion into a lounge/playroom (amended description). The original description was amended to include the proposed conversion of the garage into a habitable room.

2.2 The extension to front porch would measure 1.5m deep by 2.3m wide by 2.3m high to the eaves and 3.4m high to the ridge. It would be continuous with the garage extension which would be 0.8m deep by 3m wide by 2.3m high to the eaves and 3.4m high to the ridge.

2.3 The single storey rear extension would measure approx. 3m deep on the western end and extend to 4.1m deep on the eastern end. It would have a height of 2.2m to the eaves and 3.5m to the ridge. It would leave a 1m boundary gap on either side.

2.4 The first floor side extension above the existing garage would measure 2.6m wide and flush with the existing rear wall. It would be setback 0.5m from the main façade and inset 0.2m below the main ridgeline. It would retain the existing side boundary gap which tapers front (1.5m wide) to back (1m wide).

2.5 A first floor side window is proposed but would be obscured glazed and this can also be enforced through a planning condition.

2.6 The materials would match the existing.

PLANNING HISTORY:-

3.1 CR/2002/0536/FUL- Planning permission was granted for the conversion and extension of existing garage to form bedroom and erection of single storey rear extension (amended description)

3.2 The house was built under original permission reference CR/96/0342/FUL- (Retention of existing house with erection of 3 garages and erection of 8 new houses with garaging, parking and shared driveway access). Condition 3 of this permission restricted garage conversion without planning permission.

PLANNING POLICY:-

4.1 NPPF (2012) Section 7: Requiring Good Design

4.2 Crawley Borough Core Strategy (2008)

 EN5: All new development should be based on a thorough understanding of the context, significance and distinctiveness of its site and surroundings and be of a high quality in terms of its urban landscape and architectural design and materials

4.3 Crawley Borough Local Plan (2000)

 GD1: Development should be appropriate to its location, site and premises in terms of scale, form, density, massing, character, appearance and materials. Proposals should not cause unreasonable harm to the amenities and environment of its surroundings by reason of overlooking, dominance or overshadowing. Proposals should safeguard any attractive and important natural or built features of the site which make a positive contribution to the character of the locality and provide a satisfactory environment for those who will occupy, use or visit the development.

 GD2: Development should relate sympathetically to its surroundings and respect the character, quality and special features of its setting.  H19: Proposals for residential extensions will only be permitted if the type, size, and design of extension do not have an adverse impact on the amenity and privacy of neighbouring property and upon the character and appearance of the surrounding area. The character and style of the existing property is retained and with no unacceptable loss of garden space. Sufficient car parking should be retained within the curtilage of the dwelling.

4.4 SPG’s SPG Note 5: Residential Extensions

 SPG 5 states that two storey side extensions can result in the creation of terracing and require careful design. Also, the guidance advises that it is important for the extension to fit in with its surroundings and to avoid windows that directly overlook the neighbour’s garden. High level windows or obscure glass windows, with their lower portions fixed shut, may be acceptable.  SPG 5 states that, front extensions cause one of the most significant alterations to the appearance of the house and street scene. It advises that only in exceptional circumstances will extensions which project more than 1.5m beyond the main house frontage be permitted.  SPD 1 ‘Planning Obligations and S106 Agreements’ seek to ensure the parking requirements for any development is met. It states that for a 3 bedroom plus dwelling parking provision should be at a maximum standard of 2-3 parking spaces. In the case of an application to extend or convert a 3 bed dwelling to a 4 bed dwelling, an additional car parking space will not be sought.

4.5 Emerging Policy  The emerging Local Plan was formerly Submitted to the Planning Inspectorate on the 26th November 2014, the policies within it now have some weight as they have now been subject to public consultation and endorsed by Full Council and set out the intended policy stance for the LPA.

 Policy CH3 covers the normal requirements of all new development and suggests that proposals should be based on a thorough understanding of the significance and distinctiveness of the site and its immediate and wider context. Development should relate sympathetically to their surroundings in terms of scale, density, layout, details and materials. Proposals should provide a good standard of amenity for all existing and future occupants of land and buildings.

PLANNING CONSIDERATIONS:-

5.1 The main considerations in the determination of the application are:

• Impact on the existing dwelling, street scene and wider area • Impact on neighbour amenity • Parking

Impact on the existing dwelling, street scene and wider area;

5.2 In terms of the impact on the character and appearance of the existing building and its resulting impact on the street scene, the first floor side extension has been designed to accord with the appearance of the existing dwelling. This element of the proposal would have matching eaves and similar fenestration. It would have a width of approx. 2.6m which is less than half the width of the dwelling house. It would be set back by 0.5m from the front elevation and set down from the ridge, which would create an extension subordinate to the main dwelling and a visual break.

5.3 The first floor side extension would retain the existing boundary gap to the common boundary with no.5 Clitherow gardens. In addition, there would be no alterations at ground floor level and the neighbouring property backs onto the application site and as such would be over 5m distant from the proposed development. Therefore no terracing effect would arise from this proposal. Also, given the variety of design and styles in the Court, it is considered acceptable and compatible with the wider environment in Richmond Court. The proposed extension given it’s design and proportion is therefore considered to be sympathetic and subordinate to the existing house and would not detract from its appearance. It would also not appear unduly prominent in the streetscene or detract from the character of the surrounding area.

5.4 The proposed porch would be 1.5m in depth whilst that of garage extension would be 0.8m deep which complies with the recommendations set out in the SPG5 guidance note. These two elements are considered appropriate in design and would not detract from the character of the existing dwelling or the street scene and thus accords with policies GD1, GD2 and H19 of the Crawley Local plan 2000 and EN5 of the LDF Core Strategy 2008 and the guidance contained in SPG5.

5.5 The proposed single storey rear extension would be sited to the rear of the existing dwelling with limited views from the public views. As a result it is not considered that have adverse impact to the existing street scene. The size, scale and mass would be acceptable, with the design and appearance and materials of the proposal in keeping with the existing dwelling. There is sufficient garden space to the rear garden of approx. 50.sqm which would be retained after accommodating the extension.

5.6 The proposal given it’s design and proportion is therefore considered to be sympathetic and subordinate to the existing house and would not detract from its appearance. It would also not appear unduly prominent in the streetscene or detract from the character of the surrounding area.

Impact on the amenity of neighbouring occupiers;

5.7 The properties most likely to be affected are no.s 4, 5 and 6 Clitherow Gardens.

5.8 No.4 and 5 Clitherow Gardens to the west are the properties most likely to be affected by the first floor side extension. The proposed front and garage extension and the single storey rear extension would be screened from these neighbours by the existing boundary treatment and thus not considered to result in any detrimental impacts on neighbour amenities. Given their angled relationship to the application site, the proposal would therefore not result in any loss of light, or appear overbearing or dominant in its relationship to these properties. With regards to possible loss of privacy, an obscure side window is proposed and this can be enforced by way of a condition.

5.9 No.6 Clitherow Gardens is likely to be affected by the proposed single storey rear extension and the first floor side extension. Their relationship is such that, the single storey rear element would not extend beyond the rear wall of this neighbour. A new first floor side window is being proposed but this would be over 10m distant from this neighbour and being obscure glazed, it is not considered to result in any loss of privacy or overlooking. This would be enforced by way of a condition.

5.10 No. 6 has a first floor side widow to the landing which would be approx. 5m distant and has an angled vision to the application site. Given the existing relationship with the application property and orientation, the proposal is not considered to result in any detrimental impacts on this neighbour in terms of loss of light, overshadowing, overbearing or dominance.

Impact on car parking;

5.11 Currently the property has a front driveway that can accommodate 2-3 cars off the street. Two additional bedrooms are being provided but given that the existing 2-3 parking spaces on the driveway would be retained, it is considered adequate to serve the resultant dwelling in line with the Council’s maximum standards.

Use of extension;

5.12 While there are concerns regarding the possible change of use of the resultant property, there is nothing on the application to suggest this. Should a breach occur in the future, then appropriate action may be taken at that time.

Impact on Access;

5.13 The proposal relates to extension works to an existing single dwelling house which is considered to be a relatively small scale. Neither the scale of works nor the proposed development are considered likely to have detrimental impacts on access or other operational requirements of the site. Other matters

5.14 With regards to the comment on some neighbours in Clitherow Gardens not being notified by the Council of the proposal, our records show that the properties listed earlier in this report were sent a notification letter in accordance with the statutory requirements for public notification of planning applications.

CONCLUSIONS:-

6.1 It is therefore considered that the proposals would have an acceptable impact on amenities of the neighbouring occupiers, the character of the street scene and the visual amenities of the area and would accord with the provisions of SPG5 and SPD 1. It therefore accords with the saved policies in the Local Plan and Local Development Framework therefore approval is recommended subject to conditions.

RECOMMENDATION RE: CR/2014/0644/FUL

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

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

3. 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.

4. Notwithstanding the provisions of the Town and Country Planning General Permitted Development Order 1995 as amended no windows or other openings (other than those shown on the plans hereby approved) shall be formed in the western elevation of the first floor side extension without the prior permission of the Local Planning Authority on an application in that behalf. REASON: To protect the amenities of adjoining residential properties no. 4,5 and 6 Clitherow Gardens, in accordance with Policies GD1 and H19 of the Crawley Borough Local Plan 2000.

5. The window on the first floor level of the west elevation of the building shall at all times be glazed with obscured glass and apart from any top-hung vent, be fixed to be permanently non-opening. REASON: To protect the amenities and privacy of the adjoining property, in accordance with Policies GD1 and H19 of the Crawley Borough Local Plan 2000.

1. NPPF Statement

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

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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Crawley Borough Council, CR/2014/0644/FUL Town Hall, The Boulevard, Crawley, Date 11/12/2014 Approx. Scale 1:1,250 West Sussex RH10 1UZ

Tel: 01293 438000 3 RICHMOND COURT, SOUTHGATE Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 11/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 11/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 002

REFERENCE NO: CR/2014/0669/FUL

LOCATION: UNITS 20/21, GATWICK INTERNATIONAL DISTRIBUTION CENTRE, COBHAM WAY, NORTHGATE, CRAWLEY

PROPOSAL: CHANGE OF USE FROM RETAIL (A1) FOR UNIT 20 AND STORAGE OR DISTRIBUTION (B8) FOR UNIT 21 TO A HIRE CENTRE PLUS ERECTION OF A 2.4M PALISADE FENCE & WASHBAY TO REAR (AMENDED DESCRIPTION)

TARGET DECISION DATE: 8 January 2015

CASE OFFICER: Ms. V. Houldsworth

APPLICANTS NAME: Speedy Hire plc AGENTS NAME: Signet Planning Ltd

PLANS & DRAWINGS CONSIDERED:

CBC 0001 Site Location Plan, DH 05225-001 Existing Ground Floor Layout, DH 05225-002 Existing First Floor Layout, DH 05225-003 Proposed Layout, 15562.1 Typical Washbay , DH 05184-006 Proposed Palisade Fencing Elevation Detail

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. GAL - Aerodrome Safeguarding: No Objection subject to Conditions and Informatives; 2. WSCC: No Highway Objections; 3. CBC - Environmental Health: No Observation; 4. Forward Planning: No Objection; 5. Thames Water: No Objection subject to an Informative; 6. Environment Agency: No comments to make. Informative to be attached.

NEIGHBOUR NOTIFICATIONS:-

The application was advertised by both a press notice and site notices. However, the description was amended on 02.12.2014, which is the date that new site notices were erected. A revised press notice was also completed.

RESPONSES RECEIVED:-

 The Council’s Access Officer commented that there does not appear to be any accessible/disabled toilet provision to cater for current or future disabled members of staff. In addition, confirmation of a level access to the main entrance has been requested.

The agent has confirmed that the main entrance would incorporate level access. With regards to the provision of a toilet, this would be covered by Building Regulations.

REASON FOR REPORTING TO COMMITTEE:-

The application is a Major Development based on the floor area.

THE APPLICATION SITE:-

1.1 The application site comprises two units (no.’s 20 & 21), both of which incorporate ground floor level floorspace although unit 20 does have a small mezzanine area to the rear of the unit. Unit 20 currently appears to be vacant but was previously used for A1 use (Retail) whilst unit 21 is currently in B8 use (Storage or Distribution). The application site is located on the southern side of Gatwick Road and to the west of Radford Road, which is accessed via Cobham Way leading off Tinsley Lane North.

1.2 The application site is located within a Main Employment Area in Manor Royal and is also located on safeguarded land.

1.3 The number of on-site parking spaces for the units would remain unchanged at 12.

THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought for the change of use from Retail (A1) for Unit 20 and Storage or Distribution (B8) for Unit 21 to a Hire Centre plus the erection of a 2.4m high palisade fence and a washbay to the rear.

2.2 This is to allow the full range of uses associated with a hire centre to be incorporated within the premises, which can include administrative functions, repair and maintenance of equipment for the construction industry and storage and distribution of this equipment ranging from protective clothing to tools and electrical equipment.

2.3 The proposed change of use would also incorporate an ancillary trade counter for the hire of equipment.

PLANNING HISTORY:-

3.1 The most relevant planning history is as follows:

3.2 CR/463/75 & CR/338/77: Warehouse development. Planning permission was granted.

3.3 CR/97/0086/COU: Certificate of Lawfulness for existing use as A1 retail for unit 20. Permission was granted.

PLANNING POLICY:-

National and Regional Policy (NPPF):

4.1 The National Planning Policy Framework (NPPF) (paragraph 19) states that the Government is committed to ensuring that the planning system does everything it can to support sustainable economic growth.

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

4.2 Policy E2 states that new employment development or redevelopment and intensification of existing employment sites should be in sustainable locations, which are accessible by public transport and should be of a form and type which helps Crawley to fulfil its role as a strategic employment location in the sub-region and helps the town diversify its economy;

4.3 Policy E3 requires all employment sites, particularly within the Main Employment Areas to be protected unless it can be demonstrated that in exceptional circumstances some sites may be suitable for alternative uses;

4.4 Policy E4 states that the provision of small scale employment units or uses is encouraged provided the proposal is in a sustainable location and will predominantly provide smaller start up accommodation;

4.5 Policy MC1 seeks to ensure that proposals for the redevelopment and intensification of sites within Manor royal and County Oak will provide high quality accommodation aimed at attracting high quality, diverse and complementary employment, contribute to improving environmental quality and make the most efficient use of land; 4.6 Policy G2 relates to land that will be safeguarded from development which would be incompatible with expansion of the airport to accommodate the construction of an additional wide-spaced runway. Minor development within this area, such as changes of use and small-scale building works will normally be acceptable;

4.7 Policy T1 seeks to ensure a more comprehensive and sustainable integration between the local transport infrastructure and the changing transport needs;

4.8 Policy T3 will include the level of provision to be made for new development which will normally take into account the Council’s agreed maximum parking standards.

4.9 The Manor Royal Design Guide (2013) is also of relevance.

Saved Local Plan (2000):

4.10 Policy GD1 seeks to ensure that the scale, height and form of the development is appropriate, and that the development does not cause unreasonable harm to the amenities and environment of its surroundings;

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

4.12 Policy GD3 requires all development to meet the requirements necessary for the safe and proper use of a site or building;

4.13 Policy GD10 states that in all development, the Borough Council will seek to secure it to be designed an laid out with the needs and limited abilities of people with disabilities in mind and to avoid creating hazards for them;

4.14 Policy GD16 stipulates that the Borough Council will not permit proposals that lead to a significant increase in the level of pollution or hazards. Where necessary for the proper consideration of a proposal, the Council will require details of the environmental implications of a development. If a proposal will have a detrimental impact upon pollution levels and hazards which cannot be controlled or eliminated by other means, it will not be permitted;

4.15 Policy GD24 states that the Council will not normally permit development, including changes of use, which would have a detrimental impact upon the supply of surface or ground water unless ameliorating measures can be taken to the satisfaction of the Council and its advising authorities.

4.16 The Borough Council will not normally permit development, including changes of use, which would have a detrimental impact upon the supply of surface or ground water unless ameliorating measures can be taken to the satisfaction of the Council and its advising authorities;

4.17 The Council's Supplementary Planning Document on Planning Obligations and S106 Agreements would also be relevant;

4.18 The Supplementary Planning Guidance Note 9 ‘Access’ is also relevant.

4.19 The emerging Crawley Borough Local Plan 2030 is the plan that the Borough Council formerly Submitted to the Planning Inspectorate on the 26th November 2014, the policies within it now have some weight as they have now been subject to public consultation and endorsed by Full Council and set out the intended policy stance for the LPA. The document is in compliance with the NPPF. Emerging relevant policies are CH2 ‘Principles of Good Urban Design’, CH3 ‘Normal Requirements of All New Development’, EC3 ‘Manor Royal’ and IN4 ‘Car and Cycle Parking Standards’.

PLANNING CONSIDERATIONS:-

5.1 The main considerations to be assessed as part of this application are:

 The principle of the use;  Design;  Residential amenity;  Highways and parking;  S106 Contributions;  Other material considerations:

The principle of the use:

5.2 The proposed change of use of units 20 and 21 from A1 (Retail) and B8 (Storage or Distribution) respectively to a Hire Centre would reflect the aims of the NPPF in planning positively for economic growth and would be consistent with Core Strategy policy E2 in promoting the redevelopment of an existing employment site. In proposing a Hire Centre at Manor Royal which has elements of B8, B2 and B1 uses with a small-scale A1 element (Hire Counter), the application also reflects the approach of the submission of emerging Local Plan policy EC3 recognising the role of Manor Royal as a key location for business.

Design:

5.3 The proposed change of use would not incorporate any external alterations to units 20 and 21. However, the proposed development also relates to the erection of a 2.4m high palisade fence to the rear of the units along the rear/side boundaries of the site as well as the provision of a wash bay.

5.4 Given the industrial nature of the site and the small-scale nature of the proposals it is considered that the proposals would not be detrimental to the character and appearance of the surrounding area and would therefore accord with policy EN5 of the Core Strategy (2008) and saved policies GD1 and GD2 of the Local Plan (2000).

Residential amenity:

5.5 Gatwick International Distrubution Centre is an established employment area within Manor Royal comprising a total of 29 units.

5.6 Taking this into account as well as the separation distance of approximately 150m between units 20/21 and the closest residential properties along Tinsley Green in addition to a railway line intervening between the application site and Tinsley Green it is considered that no undue impacts would result for the occupants residing at Tinsley Green in terms of noise and disturbance from the proposed on-site activities.

5.7 On this basis, Environmental Health have raised no objection to the proposed change of use.

Highways and parking:

5.8 At present there is provision for 12 on-site parking spaces relating to units 20 and 21 and this number of parking spaces would remain unaltered for the proposed development.

5.9 The agent has confirmed that the proposed development is likely to result in approximately 30 trade customers visiting the site each day. Given the mixed use of the proposed Hire Centre with elements of B8, B2 and B1 uses with a small-scale A1 element (Hire Counter) there are no specific parking standards that could be applied to this type of sui generis use. However, the number of car parking spaces proposed is considered to be acceptable in this instance, particularly given that the sites original lawful use was for a B8 use.

5.10 Furthermore, the anticipated customer trips to the site would be spread across the whole day and if the allocated parking spaces are taken, there is an additional 15 spaces located to the side of the building which, although not specifically allocated to units 20 and 21, could be used for customer parking.

5.11 No changes are proposed to the shared existing access arrangements into the site and West Sussex County Council are satisfied with the proposed change of use from a highways point of view. S106 Contributions:

5.12 No additional floorspace would be created and therefore, contributions towards the improvement of Manor Royal infrastructure would not be applicable.

Other material considerations:

5.13 Gatwick Airport Ltd (GAL) do not wish to object to the proposed change of use. However, GAL would like to highlight the following points:

 The proposed development is wholly within the area of land which is safeguarded land for a new runway at Gatwick Airport. Planning policy G2 in the Core Strategy (2008) and the new draft submission both state that development within safeguarded land would not be granted planning permission unless works are minor. In this case GAL do consider the proposed works including the new wash bay and fencing to be minor. However, if a further application were to be submitted in the future it is likely that GAL would raise a formal planning objection for any further development at the site;

 As the proposal seeks to operate a Hire Centre with the need for a wash bay to clean the hired plant/equipment, GAL have requested that a condition be attached relating to the safe environmental management and responsible drainage of the wash bay in order to protect against any risk of contamination to the water table and surrounding land. If in the future a second runway at Gatwick Airport was to be given approval then GAL would need to undergo a compulsory acquisition of the site and would wish to ensure that there would be no risk of land contamination or need for remediation action due to contamination legacy.

5.14 The Environment Agency consider the proposed development to have a low environmental risk and therefore no comments have been made. However, a Condition and an Informative would be attached to any permission granted relating to drainage/discharge and the relevant consents.

CONCLUSIONS:-

6.1 For the reasons outlined in the report set out above the proposed change of use would accord with the relevant policies within the National Planning Policy Framework, the Local Development Framework (LDF): Core Strategy (2008) and the Saved Local Plan (2000). The proposal is therefore considered acceptable subject to the attachment of relevant conditions.

RECOMMENDATION RE: CR/2014/0669/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 development hereby permitted shall not be carried out other than in accordance with the approved plans as listed in this Decision Notice save as varied by the conditions hereafter. REASON: For the avoidance of doubt and in the interests of proper planning.

3. The Hire Centre hereby permitted shall not be exercised by any company other than Speedy Hire plc as set out in the application. REASON: To enable the Local Planning Authority to control the use of the site.

4. The washbay shall be implemented and retained in accordance with the approved details detailed within drawing number 15562.1 - Typical Washbay 1. REASON: To protect against any risk of contamination to the water table and surrounding land in accordance with saved policy GD24 of the Local Plan (2000).

INFORMATIVE

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

2. The site to which this application relates lies within the Gatwick Safeguarding area delineated on Crawley Borough Council’s LDF Proposals Map, being land which Gatwick Airport Limited (GAL) anticipates would be required for airport development in the event of permission being granted for a second runway at the airport. This application is accordingly one covered by Policy G2 in the LDF Core Strategy.

3. The applicant is advised that with regard to water supply, this comes within the area of the Sutton and East Surrey Water Company. For your information the address to write to is: Sutton & East Surrey Water Company, London Road, Redhill, Surrey, RH1 1LJ Tel: 01737 772000

4. The applicant may be required to apply for other consents directly from the Environment Agency. The term 'consent' covers consents, permissions or licenses for different activities (such as water abstraction or discharging to a stream) and the Environment Agency have a regulatory role in issuing and monitoring them. The applicant should contact 03708 506506 or consult the Environment Agency website to establish whether a consent will be required.

1. NPPF Statement

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

Liaising with the agent and discussing the proposal where considered appropriate and necessary in a timely manner during the course of the determination of the application.

Seeking additional information to address identified issues during the course of the application.

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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Crawley Borough CR/2014/0669/FUL Council, Town Hall, The Boulevard, Date 11/12/2014 Approx. Scale 1:2,500 Crawley, West Sussex RH10 1UZ UNITS 20/21, LGW INTERNATIONAL DISTRIBUTION Tel: 01293 438000 CENTRE Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 11/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 11/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 003

REFERENCE NO: CR/2014/0671/OUT

LOCATION: WILTSHIRES FLORIST, BALCOMBE ROAD, POUND HILL, CRAWLEY PROPOSAL: OUTLINE APPLICATION, WITH ALL MATTERS RESERVED, FOR ERECTION OF 12 DWELLINGS (7 HOUSES AND 5 FLATS)

TARGET DECISION DATE: 12 January 2015

CASE OFFICER: Mrs Valerie Cheesman

APPLICANTS NAME: Wilmington New Homes AGENTS NAME: PROwe Planning Solutions

PLANS & DRAWINGS CONSIDERED:

CBC 0001 Site Location Plan, 13045 10 Proposed Site & Location Plans, 13045 11 Proposed Floor Plans & Elevations (Semi Detached Houses), 13045 12 Proposed Floor Plans & Elevations (Flats), 13045 13 Proposed Floor Plans & Elevations (Terraced Houses)

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. GAL - Aerodrome Safeguarding - no objection, subject to a condition regarding landscaping and an informative relating to the use of cranes. 2. WSCC - no objections to this outline application, subject to conditions. 3. Thames Water  sewerage infrastructure capacity – no objection  surface water drainage – advice provided for applicant on responsibilities and consents required.  water supply – refer to Southern Water 4. Sussex Building Control Partnership - no comments received 5. CBC - Arboricultural Officer - A full tree report is required and to demonstrate how development is to be achieved in close proximity to trees on the boundaries of the site and without causing detrimental damage to the trees and their roots and how the trees are to be protected during construction. 6. UK Power Networks - no objections 7. Homes & Communities Agency (HCA) – no comments received 8. The Woodland Trust - no comments received

NEIGHBOUR NOTIFICATIONS:-

The application was publicised by press and site notices.

RESPONSES RECEIVED:-

1 objection received on the grounds of:  High density dwellings adjacent to busy B road and new traffic lights at junction with Steers Lane not appropriate  NES has development set back from the road  Felling of mature oak trees, natural barrier has been removed and changing the outlook  Accesses onto an accident blackspot on Balcombe Road  Noise and light pollution from Balcombe Road  Close proximity of the development to the existing Wiltshire’s Florist and Car Wash facilities would result in additional traffic congestion and high levels of noise/light pollution seven days a week. There have been a number of accidents at the entrance/exit of these facilities in recent years. There is regular noise pollution from the Car Wash facilities.  The design & size of some of the proposed buildings (block of flats) does not reflect the existing surrounding style of housing and semi-rural aspect of the site.  Access for construction vehicles would be very disruptive to the Balcombe Road flow and a major disturbance to neighbours

REASON FOR REPORTING TO COMMITTEE:-

Major development (over 10 dwellings)

THE APPLICATION SITE:-

1.1 The site lies to the immediate north of Wiltshire’s Florist and Northside and comprises a parcel (0.28ha) of undeveloped land on the eastern side of Balcombe Road. It is a long rectangular piece of land some 132m in length and is 34m wide to the southern boundary, tapering to 20m wide on the northern boundary.

1.2 There is an existing dropped kerb onto the Balcombe Road. To the north of the site is a Public Footpath which runs from Balcombe Road to the east. On the opposite side of Balcombe Road are the existing dwellings in Forge Wood.

1.3 A Tree Preservation Order no. 16.16.4 (Wiltshire’s Farm Shop, Balcombe Road, No.1) applies to the site and covers 20 individual specimens (13 oak, 5 ash and 2 Norway maple) and a group of understory trees comprising hawthorn, yew, hazel and elder.

1.4 In summer 2014 unauthorised works (felling of 6 individual oak trees, removal of understorey trees and surgery to 2 oaks) took place. There is a current prosecution action relating to the unauthorised felling of 5 of the oak trees. Notwithstanding the unauthorised surgery and the felling of trees on the site, there is still screening from the trees along the road frontage and a reduced level of screening form the remaining oak trees on the northern and western boundaries.

1.5 To the south of the application site is the Florist shop and car wash, car parking and hardstanding area.

1.6 The site land is within the Forge Wood neighbourhood area, although not land with the benefit of outline planning permission. Highway works to the junction with Forge Wood/Steers Lane are currently being undertaken. Phase 2 of forge Wood lies to the immediate east of this application site, with phase 4 to the north. Phase 1 lies further to the west on the opposite side of Balcombe Road and is currently under construction.

1.7 The site is relatively flat, although the trees along the east and west boundaries are set within in a bank, so that the central portion of the site is at a relatively lower level.

1.8 The site, whilst within the built up area, has a rural character, with trees along its frontage and other boundaries and in its undeveloped state it is complementary to the existing form and pattern of the development along Balcombe Road. Low density, sporadic dwellings and commercial development, with frontage vegetation characterise the existing area. There are also substantial pockets of trees and woodland in the vicinity, including ancient woodland (Titchmeres Wood) to the south west.

THE PROPOSED DEVELOPMENT:-

2.1 The application is for outline planning permission, with all matters reserved. Thus the matter for determination is the principle of development (12 dwellings – comprising 7 houses and 5 flats). Matters relating to the access, layout, scale, appearance and landscaping would be for subsequent determination in a reserved matters application.

2.2 Provided with the application, but marked ‘preliminary’ are a layout plan, elevations and floor plans. Whilst these are illustrative only, they show a new access to be constructed to the southern part of the site off Balcombe Road, with a driveway to run through the site, to link to the existing dropped kerb in the northern part of the site. 2.3 The block of 5 flats would be located to the northern end of the site, with a parking area for 6 cars. The elevations show this building to be 2½ storey, with rooms in the roof. The building would be 7.5m x 18m and 8.7m high. A ‘barn’ style design is illustrated, with brick walls, and tile hanging, under a tiled pitched roof, although the central portion of roof would be flat roofed. The front elevation would face east and so the building would have its rear elevation facing the road frontage.

2.4 The submitted preliminary drawings show 2 flats on the ground floor (1 bed), 2 flats on the 1st floor (1 bed) and a 2 bed unit in the roof space, lit by roof lights. However, it is noted that these illustrative floor plans also include studies for the 1 bed units.

2.5 The 7 houses are shown to be arranged as 2 pairs of semi-detached dwellings and a terrace of 3 units, in the southern portion of the site. The layout plan shows 1 parking space per unit, to the front of each dwelling, and the semi-detached units have an integral garage. As with the flats, the layout plan shows the front elevations facing east and the rear elevations facing onto Balcombe Road.

2.6 The terrace of 3 units has a footprint of 8.3m x 18.6m. The illustrative plans show the units to comprise 2 x 4 bed units and a 1 x 3 bed unit. It is noted that the illustrative floor plans also incorporate a study for the 4 bed units and some of the bedroom sizes would be below the standards set out in planning guidance. The walls would be brick with tile hanging under a pitched tiled roof with a ridge height of 8.1m.

2.7 The semi-detached dwellings incorporate integral garages. Whilst the design and access statement says that all these dwelling would be 3 bed units, the submitted illustrative plans show these as 4 bed units, with 1 bedroom in the roof space lit by roof lights, as shown on the floor plans. However, it is noted that these are not drawn on the elevations. Furthermore the elevations and first floor plans do not tally in terms of window size and position.

2.8 Each semi-detached dwelling is shown to be 8m x 5.75m, giving a paired footprint of 10.5m x 8m per building with an attached garage. The ridge height for the main roof would be 8.6m and that to the single storey garage would be 5m

PLANNING HISTORY:-

3.2 There are a number of applications relating to the florist and car wash to the south, but there are no relevant applications for the application site itself.

3.3 In respect of Forge Wood, outline permission has been granted under CR/1998/0039/OUT for erection of up to 1900 dwellings, 5000sq.m. of use class B1,B2 & B8 employment floorspace, 2500sq.m. of retail floorspace, a local centre/community centre (including a community hall), a new primary school, recreational open space, landscaping, the relocation of the 132kv ohv power line adjacent to the M23, infrastructure and means of access.

PLANNING POLICY:-

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

4.2 Relevant sections are:

paragraph 14: presumption in favour of sustainable development – this means that development that accords with the development plan should be approved without delay, or where the development plan is absent, silent or relevant policies are out of date, unless there would be significant adverse impacts which would outweigh the benefits or it would be contrary to the policies in the NPPF

paragraph 17 : core planning principles

section 6 : delivering a wide choice of high quality homes – this seeks to significantly boost the supply of housing. Applications should be considered in the context of the presumption in favour of sustainable development and are to deliver a wide choice of high quality homers, widen opportunities for home ownership and create sustainable, inclusive and mixed communities..

section 7 : requiring good design - this emphasises the importance of good design to achieve high quality and inclusive design for all development. Including individual buildings, public and private spaces and wider development schemes. It is proper to seek to promote or reinforce local distinctiveness and the policies and decisions should address the integration of new development into the natural, built and historic environment.

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

Crawley Borough Local Plan 2000:

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

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

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

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

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

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

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

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

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

4.13 Policy BN21 relates to Tree Preservation Orders.

Crawley Borough Local Development Framework Core Strategy 2008:

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

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

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

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

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

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

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

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

4.21 This document is the plan that the Borough Council has submitted to the Planning Inspectorate. The plan has been through public consultation, with a public consultation period that ran from 1st September to 13th October 2014. The document is in compliance with the NPPF. The document has increasing weight as it moves through the adoption process.

4.22 Relevant policies include:

Policy SD1 : Presumption in favour of Sustainable Development Policy CH2 : Principles of Good Urban Design Policy CH3 : Normal Requirements of All New Development Policy CH4 : Comprehensive Development and Efficient Use of Land Policy CH5 : Standards for all New Dwellings Policy CH7 : Structural Landscaping Policy CH9 : Development outside the Built Up Area Policy IN4: Car and Cycle Parking Standards Policy H1 : Housing Provision Policy H2 : Key Housing Sites Policy H3 : Future Housing Mix

Supplementary Planning Guidance and Documents

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

4.24 Planning Obligations and s106 Agreements - Supplementary Planning Document 2008: Annex B contains the adopted parking standards and details of required infrastructure mitigation

4.25 Standards for New Housing Development - Supplementary Planning Guidance Note: 3 - contains guidelines on the standards the Council expects new development to meet to provide for the needs of future occupiers.

4.26 Standards for Private Outdoor Space - Supplementary Planning Guidance Note: 4 - contains guidelines on the standards the Council expects for amenity space for dwellings.

PLANNING CONSIDERATIONS:-

5.1 The planning considerations are:

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

The principle of the development in this location

5.2 The site lies within the built up area and so in general terms, development for residential purposes is acceptable in principle, subject to the detail of the proposals, which is assessed below.

5.3 Looking more specifically at the location of the site and the policy position, the site is within the Forge Wood neighbourhood allocation, but does not fall within the red line of the application that has been permitted (CR/1998/0039/OUT). Thus this site is a residual site. As such, development on such parcels will be required to co – ordinate with the permitted scheme for Forge Wood in terms of the planned highway, flood and community infrastructure works; provide financial contributions to meet its own needs and avoid prejudicing the neighbourhood delivery timetable. This is a theme that has been carried through from the 2000 Local Plan policy GD4 about comprehensive development of sites and wider areas.

5.4 In addition, development of such sites should be related to and compatible with the overall design and layout of the new neighbourhood and the phasing of its infrastructure. The development should also be respectful and sympathetic to its existing character of the site and its landscaped setting, particularly where, as in this case, the site is identified as an area of structural landscaping, as set out in the forthcoming Local Plan.

5.5 Phase 1a has reserved matters approved and is under construction. This area lies on the opposite (west) side of Balcombe Road to the current application site, and is to the east of the existing houses in Forge Wood and the ancient woodland in Titchmeres Wood.

5.6 The subject application site is more closely connected with phase 2, which is on the east side of Balcombe Road and which adjoins the application site to the east. However, this phase has only outline permission and the reserved matters has yet to be submitted.

5.7 No indication has been submitted with this proposal as to how this subject application would relate to the principles established for Forge Wood as a whole (as set out within the Masterplan and Design Statement agreed with the outline permission) or Phase 2 specifically, in regard to the overall layout and hierarchy of streets, buildings, open space and landscaping that would apply to that Phase.

5.8 Indeed, the indicative layout would result in a development entirely separate from the surrounding land, with its own access points from Balcombe Road and would not seem to relate to any overall theme of the new neighbourhood. No connections or access routes (or potential for future routes) are shown through to the phase 2 development site to the east.

5.9 It is therefore considered that the development of the site as submitted would not be consistent with the principles established for the Forge Wood neighbourhood, and as it has been submitted in advance of the details to be considered for Phase 2, would not give rise to a comprehensive layout or approach for this residual site. It therefore represents an incremental and piecemeal approach to the development of this area, contrary to the aims of the development plan policies for this part of the Borough.

5.10 The application is therefore considered to be contrary to policy GD4 of the Crawley Borough Local Plan 2000 and policies NES1 and NES2 of the Core Strategy 2008.

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

5.11 Notwithstanding the issue of co-ordinating with the Forge Wood Masterplan, it is also important to assess the application with regard to the current context of the site and the existing character of the area and built form and existing vegetation.

5.12 The existing site is undeveloped and most noticeably is characterised by the lack of buildings and the presence of preserved trees on its boundaries. It provides a gap in the frontage development along Balcombe Road between the Florists shop and car wash operation to the south, and the next group of buildings to the north. As a result the locality has a rural character with pockets of sporadic, low density development, both residential and commercial, interspersed with larger sections of undeveloped land, vegetation, particularly frontage trees and hedging, and woodland. 5.13 It is considered that the proposed development, as shown on the indicative layout plan, with its 2 access points from Balcombe Road and the erection of a 2 ½ storey block of flats and 2 storey houses would not be sympathetic to this present character. Rather it would introduce a more urban form of development, with little reference to the existing pattern or scale of development in this locality and its landscape setting. It would result in an intensification of built form along the road frontage to the detriment of the existing rural character of the area and potentially damage protected trees, recognised for their structural landscaping role that they provide, both now and in the planned layout of Forge Wood.

5.14 The buildings are shown with their rear elevations facing the road and so would not address the street or provide a legible form of development, and so would not be reflective of the existing residential dwellings along this part of Balcombe Road. The layout plan does not show the existing trees, but an assessment of the details indicates that this would leave little room for their retention.

5.15 It is not considered that the illustrative details demonstrate that the development would be assimilated into the area or would be sympathetic to the existing character of the locality.

5.16 As set out above the application is for outline permission with all matters reserved. The agent has confirmed that the layout is for information only and has been submitted to seek to demonstrate that the dwellings can be accommodated on the site.

5.17 The application has thus been assessed on this outline basis, which is in terms of the erection of 12 dwellings (7 houses and 5 flats) within the red line area.

5.18 Notwithstanding this, in terms of the submitted illustrative material, it is not considered that these details overcome the concerns set out above relating to the incursion of built form on the application site which would be visually intrusive and detrimental to the existing rural character of the immediate surroundings.

5.19 The proposal is thus contrary to policies GD1, GD2 and GD5 of the Crawley Borough Local Plan 2000 and policies H3, H4, H6 and EN5 of the Core Strategy 2008.

Trees/ecology/landscaping

5.20 The site does have preserved trees on its boundaries, which have significant amenity value. Whilst this is an outline application, with all matters reserved, no details have been provided to demonstrate how the trees would be retained and integrated with the proposed development or the impact of the development on the trees or their root system, or future health. The indicative layout plan shows the rear gardens facing onto the road frontage trees and the access drive would be constructed on the eastern boundary. Given this layout, it is likely that the trees would be harmed by the construction of this development and give rise to future resident pressure for removal or surgery due to the close proximity of the trees to the built development.

5.21 As such the scheme would not allow for suitable relationship with the trees and it is likely that they would need to be removed, either to facilitate the development or post construction. Such a situation would be detrimental to the character of the area and would accentuate the proposed built form.

5.22 In addition the mature oak trees on the site are likely provide bat roosts especially given the proximity of the ancient woodland to the west at Titchmere Wood and the trees and associated ecosystems are likely to support a diverse range of organisms and habitats. No analysis of the impact on the ecology of the site has been provided with this application.

5.23 Whilst landscaping would be a reserved matter, if this outline application were to be approved, mention is made in the design and Access Statement of additional landscaping that could be undertaken. However, the illustrative layout plan does not provide any further details and indeed the layout would not appear to allow sufficient space for additional landscaping, particularly to the southern and eastern boundaries due to the close proximity of the access road to the site boundaries. 5.24 It is considered that the proposal would contrary in these respects to policies GD5, GD6 and BN21 of the Crawley Borough Local Plan 2000 and would fail to address the planned layout requirements of the area in the future, contrary to policy NES2 of the Core Strategy

Highway safety, access and parking

5.25 The site has an existing dropped kerb, onto Balcombe Road towards the northern end of the site. This would be retained and another access point inserted, to the southern end, with an internal access link road connecting the two.

5.26 WSCC have no highways objection to this outline application, commenting that the indicative access arrangements do not appear to be prejudiced by the approved highway alterations forming part of the Forge Wood development. WSCC suggest a number of conditions relating to the access, visibility, parking and a construction management plan.

5.27 Thus WSCC have no objection at a technical level, looking at the development of this site in isolation.

5.28 However, there is concern that a comprehensive view needs to be taken and as stated earlier, the development of this site would only be acceptable as an integral part of the wider Forge Wood neighbourhood, and be co-ordinated with that development, not only in terms of the highway works, but also in terms of links to facilities, including access to employment centres, retail opportunities, public services and the planned facilities and community needs. WSCC’s further comments in this respect will be reported at the meeting.

The acceptability of the development for future occupiers

5.29 The flats would comprise 4 x1 bed units and 1x 2 bed unit. Using the illustrative material submitted, these are shown as 4 units of 2 bedspaces each and 1 unit of 3 bed spaces, but the smaller units also include studies. The layout plan does not show any detail with regard to amenity space or landscaping, only the footprint of the building and the parking area. The main area that would be available would seem be to the west and north of the building – and so would be between the flats and the Balcombe Road and would have a depth of some 5m. No detail of the boundary treatment either to the road boundary or to the trees has been provided to indicate how the amenity space would be enclosed or protected for residents.

5.30 Given the proximity of the road and the existence of the preserved trees, and the proposed footprint of the building, it is considered that it has not been demonstrated that the scheme would provide satisfactory amenity space for the occupiers of the flats.

5.31 With regard to the houses, the illustrative plans show the terraced units to comprise 2 x 4 bed units and a 1 x 3 bed unit. It is noted that the illustrative floor plans also incorporate a study for the 4 bed units and some of the bedroom sizes would be below the standards set out in planning guidance. The 2 pairs of semi-detached houses would be 4 bed units (as shown on the plans). Whilst the Design and Access Statement says that all these dwelling would be 3 bed units, the submitted illustrative plans show these as 4 bed units, with 1 bedroom in the roof space lit by roof lights, as shown on the floor plans. However, it is noted that these are not drawn on the elevations. Furthermore the elevations and first floor plans do not tally in terms of window size and position. In addition, some of the bedroom sizes would be below the standards set out in planning guidance.

5.32 As with the flats, the illustrative layout plan does not show any detail with regard to amenity space or landscaping for the houses, only the footprint of the buildings and the parking areas. But the rear garden areas would be to the west of the dwellings – and so would be between the houses and the Balcombe Road. Garden lengths would vary between 8.5m to 12.5m and the garden widths would range from 6m to 17m. Some garden spaces would thus be substandard. No detail of the boundary treatment to the road boundaries (either to Balcombe Road or the internal access drive) or to the trees has been provided to indicate how the amenity space would be enclosed or protected for residents. 5.33 Given the proximity of the road and the existence of the preserved trees, plus the footprint of the houses, it is considered that it has not been demonstrated that the scheme would provide satisfactory amenity space for the occupiers of the houses.

5.34 It is not considered that it has been satisfactorily demonstrated that the erection of 12 dwellings on this site, as presented on the illustrative material, would provide an acceptable standard of development in terms of the design and internal layout of the dwellings, garden sizes, parking arrangements to enable the development to meet its own operational requirements and provide a suitable living environment for the future occupiers.

5.35 The proposal is thus contrary to policies GD1,GD3,GD5 GD6, H20 and H22 of the Crawley Borough Local Plan 2000 Standards for New Housing Development - Supplementary Planning Guidance Note: 3 and Standards for Private Outdoor Space - Supplementary Planning Guidance Note: 4 .

The impact on the amenities of the occupiers of neighbouring properties

5.36 The nearest residential properties are Rosehip Cottage, Ramree and Patch in Forge Wood, on the opposite side of Balcombe Road. As these are located some 20m+ away, with the busy Balcombe Road intervening, it is not considered that the new dwellings would have an adverse effect on the amenities of the occupiers of these existing dwellings, in terms of overlooking or overbearing impact.

5.37 To the south, the closest dwellings are Northside and Southside, some 80m distant. However, these are separated from the proposed development, by the florists shop and car wash operation. Due to these arrangements and the distances involved, it is not considered that the new dwellings would have an adverse effect on the amenities of the occupiers of these existing dwellings.

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

Infrastructure contributions

5.39 Policy GD36 of the Crawley Borough Local Plan 2000 and ICS2 of the Core Strategy require infrastructure contributions to meet the justifiable needs created by new development. The SPD - Planning Obligations and s106 Agreements sets out the approach and the mechanism for planning obligations to provide for these new and improved infrastructure requirements that arise from new development. In this case these would comprise:

 Transport £11,250  Primary education £22,173  Secondary education £23,684  6th Form education £5,590  Libraries £2,211  Fire and rescue £2,070  1 fire hydrant  An open space contribution would also be required which would be calculated on the number of occupiers and the open space needs of the locality.

5.40 The application has been submitted without a s106 agreement from the applicant and as the application is recommended for refusal, no subsequent discussions have been undertaken with the applicant in this respect.

5.41 In these circumstances with no completed s106 agreement to secure the relevant contributions, the proposal is contrary to policies GD36 of the Crawley Borough Local Plan 2000 and ICS2 of the Core Strategy.

CONCLUSIONS:-

6.1 Whilst the site lies within the built up area and is within the Forge Wood neighbourhood area, it is classed as a residual site, as it does not form part of the area covered by the outline permission. As residual land, residential development on the site could be acceptable in the future, but this would need to be comprehensively delivered, taking account of infrastructure requirements and the wider Forge Wood Masterplan and standards established under the outline permission.

6.2 It is not considered that the development of this site with 12 dwellings would be sympathetic to the rural character of the area or would relate to the form and nature of the surrounding area. In addition, it has not been demonstrated that it would successfully integrate with or be compatible with the neighbourhood principles that have been established for the development of the NES. As submitted, the proposals do not demonstrate that the protected trees would not be harmed, either at construction stage or post development or that any ecological assets would be protected. Furthermore, it has not been adequately demonstrated that the proposals would meet the needs of future occupiers in terms of amenity areas, internal layout and parking arrangements.

RECOMMENDATION RE: CR/2014/0671/OUT

REFUSE - For the following reason(s):-

1. The erection of 12 dwellings on this site, comprising 7 houses and 5 flats, would erode the pleasant rural character of the area and would give rise to a development that would be visually intrusive and unsympathetic to the existing pattern and nature of development in this locality. The proposal is thus contrary to policies GD1, GD2, GD5 of the Crawley Borough Local Plan 2000 and policies H4, H6 and EN5 of the Crawley Borough Local Development Framework Core Strategy 2008.

2. The independent and separate development of this site for 12 dwellings would not be consistent within the principles established for Forge Wood neighbourhood and would not give rise to a comprehensive layout or approach. It is therefore considered to represent an incremental and piecemeal approach to the development of this area, and would conflict with the requirement for a sustainable and comprehensively master planned neighbourhood. In particular, it is considered that the proposal would prejudice the proper planning and delivery of Phase 2 of Forge Wood in terms of layout, infrastructure and other required community facilities. The proposal is thus contrary to the aims of the development plan polices for this part of the Borough, in particular Core Strategy polices NES1 and NES2 and policy GD4 of the Crawley Borough Local Plan 2000.

3. It has not been demonstrated to the satisfaction of the Local Planning Authority that the erection of 12 dwellings on this site, as presented on the illustrative material, would provide an acceptable standard of development in terms of the design and internal layout of the dwellings, garden sizes, parking arrangements and relationship with preserved trees to enable the development to meet its own operational requirements and provide a suitable living environment for the future occupiers. The proposal is thus contrary to policies GD1,GD3,GD5 GD6, H20, H22 and BN21 of the Crawley Borough Local Plan 2000, policies EN5 and T3 of the Core Strategy 2008, Standards for New Housing Development - Supplementary Planning Guidance Note: 3 and Standards for Private Outdoor Space - Supplementary Planning Guidance Note: 4 .

4. An agreement is not in place to ensure that the appropriate infrastructure provisions can be secured to support the development and the development is therefore contrary to policy GD36 of the Crawley Borough Local Plan 2000 and contrary to policy ICS2 of the Crawley Borough Local Development Framework Core Strategy and Supplementary Planning Guidance Document ‘Planning Obligations and S106 Agreements’.

1. NPPF Statement

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

•Informing the applicant of identified issues that are so fundamental that it would not be possible to negotiate a satisfactory way forward due to the harm that would be caused.

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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

Crawley Borough CR/2014/0671/OUT Council, Town Hall, The Boulevard, Date 15/12/2014 Approx. Scale 1:2,500 Crawley, West Sussex RH10 1UZ WILTSHIRES FLORIST, BALCOMBE ROAD, POUND Tel: 01293 438000 HILL Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 15/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 15/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 004

REFERENCE NO: CR/2014/0732/FUL

LOCATION: CGG SERVICES (UK) LTD, CROMPTON WAY, NORTHGATE, CRAWLEY PROPOSAL: RETENTION OF A TWO STOREY MODULAR OFFICE BUILDING & CAR PARK

TARGET DECISION DATE: 29 January 2015

CASE OFFICER: Mr G. Kellett

APPLICANTS NAME: CGG Services (UK) Limited AGENTS NAME: Portakabin Ltd

PLANS & DRAWINGS CONSIDERED:

TSLP220113016 Site Location & Block Plans, HD/8506/14 Elevations, HD/8506/14 Floor Plans

CONSULTEE NOTIFICATIONS & RESPONSES:-

West Sussex County Council – No objection

NEIGHBOUR NOTIFICATIONS:-

The application was published by means of a site notice and press release.

RESPONSES RECEIVED:-

No comments received

REASON FOR REPORTING TO COMMITTEE:-

The application is classified as a major application.

THE APPLICATION SITE:-

1.1 The application site is located on Crompton Way and is within the Manor Royal Business District. The site is currently occupied by CGG Services Ltd comprising of an existing two storey temporary porta cabin office building and car park. The site area is a broadly rectangular plot amounting to some 0.8 hectares extending along the entire southern frontage of Crompton Way.

THE PROPOSED DEVELOPMENT:-

2.1 Planning permission is sought for the continued use of the two storey portable office units connected at ground and first floor plus associated car parking to the immediate west. The area of development is 49metres x 34metres with a flat roof with height of 7.022metres coloured externally light grey. The portable offices accommodate staff that are being relocated from other locations and would provide 2,101sqm of office floor space.

PLANNING HISTORY:-

3.1 Planning permission was granted in 1998 for the redevelopment of the site for two office buildings with associated roads, car parking and landscaping under reference CR/1998/0655/FUL. This permission has now expired.

3.2 Under ref: CR/2011/0293/DEM – prior notification for the proposed demolition and removal of all the buildings, fittings and contents of the site was assessed and it was considered that prior approval was not required. No development proposals were included at that time. 3.3 A retrospective application ref: CR/2012/0007/FUL for the erection of a two storey modular office building and car park on the site was permitted for a temporary period of three years which is due to expire on the 5th March 2015.

PLANNING POLICY:-

National Planning Policy Framework (2012):

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

4.2 Paragraph 17 (Core planning principles). Always seek to secure high quality design and a good stanrd of amenity for all existing and future occupants of land and buildings.

4.3 Chapter 1 (Building a strong competitive economy). The government is committed to supporting existing business sectors, taking account of whether they are expanding or contracting and, where possible, identify and plan for new or emerging sectors likely to locate in their area. Policies should be flexible enough to accommodate needs not anticipated in the plan and to allow a rapid response to changes in economic circumstances.

4.4 Chapter 7 (Requiring good design). The Government attaches great importance to the design of the built environment. Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.

Crawley Borough Local Plan (2000):

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

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

4.7 Policy GD3 seeks to ensure the operational requirements of any development are met for a particular use such as access, parking, loading, storage of materials and emergency access.

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

4.8 Policy MC1 seeks providing high quality accommodation aimed at attracting high quality, diverse and complementary employment and provide for a range of facilities which support the main employment uses in Manor Royal whilst protecting environmental quality.

4.9 Policy E2 sets out policy in relation to new employment development or redevelopment and intensification of existing employment sites. Intensification of the use of employment sites should take place in sustainable locations and include sites within Main Employment Areas and should be of a form and type which helps Crawley its role as a strategic employment location.

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

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

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

4.12 The emerging Crawley Borough Local Plan 2030 is the plan that the Borough Council formerly Submitted to the Planning Inspectorate on the 26th November 2014, the policies within it now have some weight as they have now been subject to public consultation and endorsed by Full Council and set out the intended policy stance for the LPA. The document is in compliance with the NPPF. The relevant polices include:

4.13 Policy CH2 (Principles of Good Urban Design) seeks to assist in the creation, retention or enhancement of successful places in Crawley, with development proposals will be required to:

a) Respond to and reinforce locally distinctive patterns of development and landscape character and protect and/or enhance heritage assets;

4.14 Policy CH3 (Normal Requirements of All New Development) requires all proposals for development in Crawley will be required to:

a) Based on a thorough understanding of the significance and distinctiveness of the site and its immediate and wider context and demonstrate how attractive or important features which make a positive contribution to the area would be integrated, protected and enhanced. These features include: views, landmarks, footpaths, rights of way, trees, green spaces, hedges, other historic landscape features or nature conservation assets, walls and buildings. b) Be of high quality in terms of their urban, landscape and architectural design and relate sympathetically to their surroundings in terms of scale, density, height, massing, orientation, views, landscape, layout, details and materials.

4.15 Policy EC3 states all development at Manor Royal should contribute positively to the overall setting and environment of the Business District through high quality design and landscaping that is in accordance with the Manor Royal Design Guide Supplementary Planning Document.

Supplementary Planning Guidance and Documents

4.16 The Manor Royal Design Supplementary Planning Guide (2013) focus is to ensure that new development makes a significant contribution to the uplift of the area and secures the delivery of a high quality environment throughout the estate.

4.17 The Manor Royal Public Realm Strategy (2013) is a companion document to the SPD, which sets out ideas and concept proposals that could help to improve the overall environment of Manor Royal.

4.18 In addition the Planning Obligations and S106 Agreements Supplementary Planning Document 2008 seeks to ensure the parking requirements for any development is met.

PLANNING CONSIDERATIONS:-

5.1 The main planning considerations in the determination of this application are:

 The principle of the development  The impact of the development on the character and appearance of the surrounding area  The impact on amenity of neighbouring properties  The impact on car parking on the site

The principle of the development

5.2 As with the previous application granted in 2012 no material changes have taken place on the site. The use of the site would accord in principle with the objectives of Core Strategy Policy E2. However, the semi-permanent nature of the additional floor space would not usually be considered an acceptable long-term solution in Manor Royal, where proposals for re-development and intensification of sites should provide high quality accommodation and incorporate high quality design.

5.3 In the interest of supporting business activity in Manor Royal, another temporary permission is considered an acceptable solution. The business activity in Manor Royal would be continued to be supported whilst ensuring that the modular offices would not be in use long term. The offices have enabled staff to be relocated into Crawley from other areas and provides a flexible approach to maintaining employment generating uses on the site. 5.4 It is therefore considered, that on a temporary basis, the two storey modular office building would be acceptable and would not be contrary to the aims and objectives of the Crawley Borough Core Strategy in particular, policies MC1 and E2.

The impact of the development on the character and appearance of the surrounding area

5.5 The modular offices by definition are temporary in nature and are hired from ‘Portakabin’. The design, quality and scale of the temporary office facility and future longevity of the building, would not normally be considered acceptable. However, it is intended to be a temporary measure and planning permission can be granted on a temporary basis, restricted through condition.

5.6 In view of the sites position in the main employment area, and the proposal being a temporary solution, it is not considered that the proposal would be detrimental to the character and appearance of the site and the surrounding area in terms of impact on visual amenity.

5.7 The employment use is considered appropriate and would be in keeping with the character of the area and the existing use of the site, therefore, permission is recommended subject to a condition restricting the siting of the offices to a further three years and three months at the request of the applicant.

The impact on amenity of neighbouring occupiers

5.8 Due to the siting in an industrial area and a significant distance from any neighbouring units, it is not considered that there would be any detrimental impact on neighbouring occupiers.

The impact on car parking on the site

5.9 West Sussex County Council were consulted and raised no objection to the proposal. The parking arrangement has not changed since the original application submitted permitted in 2012.

CONCLUSIONS:-

6.1 In conclusion there have not been any material changes since the previous temporary permission in 2012 and it is therefore considered the design and appearance of the porta cabin office building is acceptable and would continue to support business activity within the Manor Royal Business District.

6.2 The proposal accords with the policies outlined in the Crawley Borough Local Plan 2000, Crawley Borough Core Strategy 2008, the Supplementary Planning Guidance and Documents and the emerging Crawley Borough Local Plan 2015-2030 and it is recommended temporary permission should be granted for this application.

RECOMMENDATION RE: CR/2014/0732/FUL

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

1. The portable office structure and works hereby permitted shall be removed 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 the period ending on 5th March 2018. REASON: To safeguard the future amenities of the area because of the temporary nature of the building in order to comply with policy MC1 of the LDF Core Strategy 2008.

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

1. NPPF Statement

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

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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

Crawley Borough CR/2014/0732/FUL Council, Town Hall, The Boulevard, Date 11/12/2014 Approx. Scale 1:2,500 Crawley, West Sussex RH10 1UZ CGG SERVICES (UK) LTD, CROMPTON WAY, Tel: 01293 438000 NORTHGATE Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 11/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 11/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 005

REFERENCE NO: CR/2014/0744/FUL

LOCATION: BROADFIELD BARTON PARADE, BROADFIELD, CRAWLEY PROPOSAL: INCREASE HEIGHT OF CCTV COLUMN OF CAMERA 131 COLUMN BY 1METRE (AMENDED DESCRIPTION)

TARGET DECISION DATE: 26 December 2014

CASE OFFICER: Mr G. Kellett

APPLICANTS NAME: Crawley Borough Council AGENTS NAME:

PLANS & DRAWINGS CONSIDERED:

C/90/SA/002/A01 Land Ownership Plan, C/DD/90/PL03/A01 CCTV Location Plan, C/90/SA/PL04/A02 Rev A CCTV Block Plan, C/90/SA/PL05 AO1 Block Plan CCTV Arrangements, C/DD/90/PL03/A03 CCTV Planning Location Plan

CONSULTEE NOTIFICATIONS & RESPONSES:-

CBC - Property Division No objection

NEIGHBOUR NOTIFICATIONS:-

2, 3, 5, 6, 8 and 9 Cripps House; 14a Broadfield Barton; Booze Express; Kamsons Pharmacy; Western Laundrette Services; 3 Henderson Road; Troy Fish And Chips; Coral Racing; 12A Broadfield Barton; Raj Tandoori

RESPONSES RECEIVED:-

No comments received

REASON FOR REPORTING TO COMMITTEE:-

Crawley Borough Council is the applicant.

THE APPLICATION SITE:-

1.1 The application site is located within the Broadfield Barton Neighbourhood Centre car park. The pedestrianized shopping parade of Broadfield is located to the south with the community centre to the immediate east. Pelham Place road is to the north with cluster of mature trees and shrubs located to the west of the site.

THE PROPOSED DEVELOPMENT:-

2.1 This application by Crawley Borough Council seeks planning permission for the increase in height of an existing CCTV column from 5.5metres to 6.5 metres; an increase of 1metre, coloured in Juniper Green and an upgrade of the existing camera to a ‘28x zoom predator’ camera. The increase in height is necessary to improve camera views in the area as the existing camera is obscured by a lighting column.

2.2 It should be highlighted that other alterations include a new wall mounted camera and the lowering of an existing wall mounted camera on the side elevation of Barton House and the repainting of existing camera columns along the Parade. These additions and alteration are considered permitted development under Part 33, Class A of the Town and Country Planning (General Permitted Development) Order 1995.

PLANNING HISTORY:-

3.1 In 2004 a retrospective application for the erection of a CCTV column and camera were permitted under ref: CR/2004/0394/RG3.

PLANNING POLICY:-

National Planning Policy Framework (2012):

4.1 Paragraph 17 (Core planning principles). Always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings.

Crawley Borough Local Plan (2000):

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

4.3 Policy GD8 requires development will be required to be designed and laid-out to provide environments which prevent or deter crime, vandalism and anti-social behaviour.

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

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

4.5 Policy CS2 supports development which secures improvements to address crime, fear of crime and anti-social behaviour.

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

4.6 The emerging Crawley Borough Local Plan 2030 is the plan that the Borough Council formerly Submitted to the Planning Inspectorate on the 26th November 2014, the policies within it now have some weight as they have now been subject to public consultation and endorsed by Full Council and set out the intended policy stance for the LPA. The document is in compliance with the NPPF. The relevant policy includes:

4.7 Policy CH3 (Normal Requirements of All Development) requires all proposals for development in Crawley will be required to be of high quality in terms of their urban, landscape and architectural design and relate sympathetically to their surroundings in terms of scale, density, height, massing, orientation, views, landscape, layout, details and materials. Contributions towards streetscene improvements, public art and CCTV will be sought in accordance with council guidance.

PLANNING CONSIDERATIONS:-

5.1 The main considerations in determining this application are the impact on the character of the area and the impact on the amenities of neighbouring properties.

The impact on the character of the area

5.2 The proposal would involve increasing the height of an existing CCTV column by 1metre which is considered visually acceptable and would not be out of keeping with other nearby street furniture. There are trees either side of the column that softens the appearance and is considered the increase in height would not appear as an incongruous feature within the car park of Broadfield Barton Parade.

The impact on the amenities of neighbouring properties 5.3 Due to the limited 1metre increase in height of the existing column and that there are no immediate residential properties in proximity, it is therefore not considered there would be any adverse harm to the residential amenity in terms of overlooking or any infringement of privacy as a result. The siting of the existing column would not be altered or going closer to any residential properties. The applicant has clarified the operating of CCTV cameras are covered under the Surveillance Camera Code of Practice (June 2013) which safeguards the privacy of individuals.

CONCLUSIONS:-

6.1 In conclusion it is considered the proposal is acceptable and would improve surveillance within the Broadfield Barton Neighbourhood Centre and would not have any adverse impact on the residential amenity of neighbouring properties or to the visual amenity of the existing street scene.

6.2 Therefore the proposal would accord with the policies outlined in the Crawley Borough Local Plan 2000; the Crawley Borough Core Strategy 2008 and the emerging Local Plan 2015-2030, and it is recommended to grant permission subject to conditions.

RECOMMENDATION RE: CR/2014/0744/FUL

PERMIT

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

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

1. NPPF Statement

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

•Liaising with the applicant and discussing the proposal where considered appropriate and necessary in a timely manner during the course of the determination of the application.

•Seeking amended plans/additional information to address identified issues during the course of the application.

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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

Crawley Borough Council, CR/2014/0744/FUL Town Hall, The Boulevard, Crawley, Date 11/12/2014 Approx. Scale 1:2,500 West Sussex RH10 1UZ

Tel: 01293 438000 BROADFIELD BARTON PARADE, BROADFIELD Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 11/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 11/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 006

REFERENCE NO: CR/2014/0751/FUL

LOCATION: CRAWLEY YOUTH CENTRE, LONGMERE ROAD, WEST GREEN, CRAWLEY PROPOSAL: INSTALLATION OF BIOMASS BOILER AND FLUE IN PART OF EXISTING STORAGE SHED, & EXTERNAL WOOD PELLET SILO

TARGET DECISION DATE: 6 January 2015

CASE OFFICER: Mrs Valerie Cheesman

APPLICANTS NAME: Crawley Youth & Community Centre AGENTS NAME: Horizon Design

PLANS & DRAWINGS CONSIDERED:

2764-01 Rev A Elevations, Plans, Location and Block Plan

CONSULTEE NOTIFICATIONS & RESPONSES:-

1. CBC - Property Division – The Council as landlord has agreed to the proposed development. If planning permission is granted, the applicant will be required to seek formal landlord’s consent. 2. CBC - Environment Team - no objection 3. CBC - Environmental Health - further details of the boiler are required to assess the impact of the level of emissions. 4. National Air Traffic Services (NATS) - no safeguarding objection.

NEIGHBOUR NOTIFICATIONS:-

ATM Site at J Sainsbury Superstore, Mcdonalds Drive Thru, Homebase, 1 to 48 St Georges Court,

RESPONSES RECEIVED:-

 None at time of writing this report. Any responses received will be reported verbally at the meeting.

REASON FOR REPORTING TO COMMITTEE:-

Cllr Sharma is a Youth Worker at the Youth Centre.

THE APPLICATION SITE:-

1.2 Crawley Youth Centre lies at the western end of Longmere Road along with the Crawley Sea Cadet Unit and comprises purpose built buildings, with other sheds, huts, plus car parking areas, outdoor space and sports courts.

1.3 The application site is set to the west of the Youth Centre building, in the storage yard area, which currently contains 5 sheds and a garage, used for storage. To the immediate north of this yard area is a basketball court.

1.4 To the west of the site lies the car park of Sainsbury’s and Homebase. To the north and south-east are residential properties in St George’s Court and Windmill Court.

THE PROPOSED DEVELOPMENT:-

2.1 The application is for planning permission to install a biomass boiler in part of an existing storage shed and the insertion of a flue into the roof of this shed, the maximum height of which would be 6.3m. In addition, a silo to store the wood pellets would be erected. This would be 2m x 2m and 4.5m high. The silo would be constructed from galvanised steel and the flue would be stainless steel.

PLANNING HISTORY:-

3.1 None relevant.

PLANNING POLICY:-

The National Planning Policy Framework 2012 (NPPF)

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

4.2 Relevant sections are: - paragraph 14 : presumption in favour of sustainable development - paragraph 17 : core planning principles - section 7 : requiring good design - section 8 : promoting healthy communities - section 10 : meeting the challenge of climate change, flooding and coastal change

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

Crawley Borough Local Plan 2000:

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

4.5 Policy GD2 required new development to relate sympathetically to its surroundings.

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

4.7 Policy GD13 relates to specific sustainability measures and is supportive of proposals which aim to minimise the consumption of non- renewable resources.

4.8 Policy GD14 encourages the utilisation of renewable energy resources provided that the visual impact is acceptable, and they do not lead to any risk to safety or nuisance.

4.9 Policy GD20 states that proposal that lead to pollution or hazards will not be permitted.

Crawley Borough Local Development Framework Core Strategy 2008:

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

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

4.11 The emerging Crawley Borough Local Plan 2030 is the plan that the Borough Council formerly Submitted to the Planning Inspectorate on the 26th November 2014, the policies within it now have some weight as they have now been subject to public consultation and endorsed by Full Council and set out the intended policy stance for the LPA. The document is in compliance with the NPPF.

4.12 Relevant policies include: Policy SD1 : Presumption in favour of Sustainable Development Policy CH1: Neighbourhood Principle Policy CH2 : Principles of Good Urban Design Policy CH3: Normal Requirements of All New Development Policy ENV6: Sustainable Design and Construction Policy ENV10: Pollution Management and land Contamination Policy ENV12: Air Quality

PLANNING CONSIDERATIONS:-

5.1 The main planning considerations in the determination of this planning application are :

. The principle of the development in this location . The design and appearance of the proposal and impact on the visual amenities of the area . Whether any pollution issues would arise . The impact on the amenities of the occupiers of neighbouring properties . Traffic

The principle of the development

5.2 The site lies in the built up area and would allow for an alternative energy source to be used for this existing community facility. The biomass boiler would provide the heating for the Youth Centre.

5.3 Development Plan polices are aimed at promoting sustainable development and in particular they support existing community facilities and encourage the efficient use of resources, particularly with regard to the use of renewable energy sources.

5.4 Thus the provision of a biomass boiler the serve the Youth Centre is acceptable in principle in respect of these broad aims, subject to consideration of the details of the proposal, which are assessed below.

The design and appearance of the proposal and impact on the visual amenities of the area

5.5 The existing shed would be partitioned internally to create a separate room where the boiler would be installed. There would be no external alterations to the building, other than the insertion of the exhaust flue in the roof. The shed itself has a ridge height of 2.8m and the flue would project some 3.5m above this, giving a total height of 6.3m. The pellet silo would be new structure and would be 4.5m high.

5.6 Whilst the flue and silo would be taller than the shed and garages in the yard area, they would not be taller than the main building itself, which has maximum roof heights of 7m and 7.5m. In addition, the flue and silo would be viewed in the context of the main buildings and other structures. It is considered that the impact on the visual amenities of the locality would be acceptable in this respect.

Whether any pollution issues would arise

5.7 The issues that may arise from the boiler would be in respect of emissions (flue gases) and impact on air quality, together with noise from the operation of the boiler. The agent has been requested to provide further details relating to the specification of the boiler following the consultation response from Environmental Health. Any further comments on these technical details will be reported verbally at the meeting.

The impact on the amenities of the occupiers of neighbouring properties 5.8 The properties in St George’s Court lie some 45m+ to the east and the closest dwellings in Windmill Court are a similar distance away to the north of the site. They are separated from the site of the boiler and flue by the intervening buildings and car parks.

5.9 Given these distances and the scale of the Youth Centre building itself, it is not considered that the built form of the development would give rise to any issues of loss of outlook or overbearing impact. Any issues affecting to residential amenities relating to air quality or pollution from the operation of the boiler are covered in the paragraphs above.

Traffic

5.10 As the boiler would run on wood pellets, a readily available supply would be needed and so the silo is required to bulk store the pellets. The agent has advised that this would need to be replenished with pellets 2 – 3 times a year. The access to the Youth Centre is via Longmere Road and access to the yard area where the silo is to be located would be obtained from the car park. It is not considered that the operation of the boiler and storage of the pellets in this way would give rise to any access or parking difficulties.

CONCLUSIONS:-

6.1 It is considered that this proposal is relatively modest and would enable the Youth Centre to use a renewable source of energy, which is encouraged in the NPPF and local planning policies. The form and scale of the development is acceptable in the context of the existing buildings and land uses. It is not considered that the use of the boiler would give rise to any issues of pollution or access. It is recommended that permission is granted, subject to the conditions as set out below.

RECOMMENDATION RE: CR/2014/0751/FUL

1. The development hereby permitted shall be begun before the expiration of 3 years from the date of this permission.

REASON: To comply with Section 91 of the Town & Country Planning Act 1990.

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

1. NPPF Statement

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

This decision has been taken in accordance with the requirement in the National Planning Policy Framework, as set out in article 31, of the Town and Country Planning (Development Management Procedure) Order 2010.

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

Crawley Borough CR/2014/0751/FUL Council, Town Hall, The Boulevard, Date 15/12/2014 Approx. Scale 1:1,250 Crawley, West Sussex RH10 1UZ CRAWLEY YOUTH CENTRE, LONGMERE ROAD, WEST GREEN Tel: 01293 438000 Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 15/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 15/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 007

REFERENCE NO: CR/2014/0766/P24

LOCATION: LAND AT CORNER OF HYDE DRIVE AND DOBBINS PLACE, IFIELD, CRAWLEY PROPOSAL: INSTALLATION OF 1.23M X 0.4M X 1.032M CABINET ON NEW CONCRETE BASE, REPLACEMENT OF EXISTING 12.5M HIGH MONOPOLE WITH 14.7M HIGH PHASE 4 MONOPOLE, LIKE FOR LIKE REPLACEMENT OF EXISTING ANTENNAS & MAST HEAD AMPLIFIERS (MHAS), INSTALLATION OF ADDITIONAL MHAS & ASSOCIATED DEVELOPMENT (AMENDED DESCRIPTION)

TARGET DECISION DATE: 9 January 2015

CASE OFFICER: Mrs Valerie Cheesman

APPLICANTS NAME: MBNL AGENTS NAME: GVA

PLANS & DRAWINGS CONSIDERED:

RH0231 001 Site Location Plan, RH0231 002 Site Layout, RH0231 003 Site Elevation, RH0231 004 Antenna Details

CONSULTEE(S) NOTIFICATIONS & RESPONSES:-

1. WSCC No Highway Objections 2. CBC - Property Division No objection 3. GAL - Aerodrome Safeguarding No objection, subject to use of an Informative about use of cranes during construction. 4. National Air Traffic Services (NATS) No objections

NEIGHBOUR NOTIFICATIONS:-

1 to 8 Bittern Close; Ifield West Community Centre; 13 to 21 Tunnmeade; 13 Fulmar Close; 7 to 14 The Orchards

RESPONSES RECEIVED:-

None received at the time of writing the report. Any comments received will be reported verbally at the meeting. The ward members have been notified by email of the proposal.

THE APPLICATION SITE:-

1.1 The application site, a grass verge on the corner of Hyde Drive and Dobbins Place, is located to the immediate south of the Ifield West Community Centre. There is an existing antenna disguised as a telegraph pole (12.5m high) and 4 cabinets/equipment boxes.

1.2 On the verge on the opposite side of Hyde Drive are a further 3 cabinets.

1.3 There are also street lights on 8m posts in the vicinity, including one in the verge to the north west of this equipment and those in the verge to the south of the site, plus other street furniture, including road and traffic signs.

1.4 There are residential properties to the east in Fulmar Close, Bittern Close and The Orchards, to the south in Tunnmeade and Stackfield Road. To the east is a playground, car park and open space.

THE PROPOSED DEVELOPMENT:-

2.1 A prior approval has been submitted under Schedule 2, Part 24 of the Town and Country Planning (General Permitted Development Order) (as amended). This requires the developer to apply to the Local Planning Authority to determine whether prior approval is required for the siting and appearance of the development. The Local Planning Authority must give its response within 56 days of the receipt of the proposal.

2.2 In this case, prior approval is sought for the replacement of the existing 12.5metre pole with a 14.7metre high phase 4 monopole, with a wraparound cabinet on a new concrete base. The existing cabinet adjacent to the pole is to be removed. A new cabinet is to be installed to the west, which would be 1.23m x 0.4m and 1.03m high. In addition there will be the replacement of existing antennas and mast head amplifiers, the installation of additional MHAS and associated development.

PLANNING HISTORY:-

3.1 CR/2006/0582/P24 - erection of 12.5m high telecommunications column, three equipment cabinets and ancillary development (amended description) – approved.

3.2 CR/2012/0453/NTF - notification from Everything Everywhere Ltd for the replacement of 3 no. antennas & installation of 1 no. Huawei cabinet – no objection.

PLANNING POLICY:-

National Planning Policy Framework 4.1 At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should be seen as a golden thread running through both plan making and decision making.

4.2 Section 5: Supporting high quality communications infrastructure. Paragraph 42 states that advanced high quality communications infrastructure is essential for sustainable economic growth. Paragraph 46 specifically refers to applications for prior approval under part 25 of the General Permitted Development Order and states that “Local Planning Authorities must determine applications on planning grounds. They should not seek to prevent competition between different operators, question the need for the telecommunications system, or determine health safeguards if the proposal meets International Commission guidelines for public exposure”.

Core Strategy 2008 4.3 EN5: All new development should be based on a thorough understanding of the context, significance and distinctiveness of its site and surroundings and be of high quality in terms of its urban landscape and architectural design and materials

Local Plan 2000 4.4 GD1: Development should be appropriate to its location in terms of its scale, form, height and appearance. The proposal should not cause unreasonable harm to the amenities and environment of its surroundings and safeguards any important natural or built features of the site which make a positive contribution to the character of the locality including existing trees, hedges, walls, fences and buildings

4.5 GD2: Development should relate sympathetically to its surroundings and does not respect the character, quality and special features of its setting including townscape features such as street patterns, frontage lines and landmark buildings and trees, public views and vistas

4.6 GD32: Proposals for network communication development will be permitted provided that all alternative sites have been considered and the development is design and sited to minimise the visual impact and effect upon the character and amenity of the surrounding area. The number of separate masts is kept to a minimum and the sharing of facilities has been explored and is not possible due to technical or operational constraints.

Supplementary Planning Guidance 4.7 SPG Note 15: Mobile Phone Masts

PLANNING CONSIDERATIONS:-

5.1 The proposal seeks to replace the existing mast which measures 12.5 metres with a mast measuring 14.7 metres in the same location as currently exists. In addition, the proposal seeks to add a cabinet which would wrap around the base of the pole, and an additional cabinet would be added to the west of the pole measuring approximately 1.3metres by 0.5metres with a height of 1metre. The existing cabinet next to the pole would be removed as part of the proposal. It is understood that the proposed mast would be finished in a dark brown colour and the cabinet in a dark green colour. The agent is to confirm these details. The applicants have suggested that the additional height is required to provide for increased capacity within the network and will form part of a national upgrade to the Hutchinson 3G UK limited network, which will allow faster downloading and a reduction in call drop outs.

5.2 In terms of the impact of the proposal on public health, paragraph 46 of the National Planning Policy Framework states that “Local Planning Authorities must determine applications on planning grounds. They should not seek to prevent competition between operators, question the need for the telecommunications system, or determine health safeguards if the proposal meets the International Commission guidelines for public exposure”. In this case, the applicants have submitted a Declaration of Conformity with ICNIRP Public Exposure Guidelines, which states that the proposal would be in full compliance with the ICNIRP Guidelines as expressed in the EU Council recommendation of 12 July 1999. As a result, the health aspects do not need to be considered further.

5.3 The main consideration therefore in the determination of the prior approval application is whether the prior approval of the Local Planning Authority is required for the siting and appearance of the development.

5.4 The proposed mast would be located in the same position as the existing mast, with an increased height of 2.2 metres to 14.7 metres which is within the requirements for permitted development which allows masts up to a height of 20 metres. The existing mast is located in a largely residential area adjacent to community facilities. Whilst the increased height would make the mast more prominent within the street scene, masts at this height are not uncommon within the Borough. In addition there is existing street furniture in the area and other telecommunications equipment and cabinets. The mast would be coloured dark brown, which would help to minimise the visual impact. It is not therefore considered the proposed increase by 2.2m in height would have a significant impact on visual amenity in comparison to the existing installation.

5.5 The mast and proposed cabinet would sit alongside a number of other cabinets and there are cabinets on the verge on the opposite side of Hyde Drive. Given that the number of cabinets overall would not increase, the proposal is not considered to add to the street clutter.

5.6 The applicants have advised that the site will form part of an improved upgraded network for Hutchison 3G UK Limited to improve the quality of service for mobile phone users. The improvements will allow for faster downloading and a reduction in call dropouts. The works are required so that this site can meet the demand for mobile phone services, especially arising from greater use of tablets and smart phones. It is stated that due to the location of the site there is a high level of demand relating to this site.

5.7 The applicants have stated that as the proposal is an upgrade of the existing facilities they have not considered any alternative sites. Given that there is an existing mast on the site, it is considered that the principle has been established and therefore the main considerations are whether the increase in height would have a harmful impact on the visual amenities of the area. In this case, it is not considered for the reasons outlined above that the proposal would have a harmful impact on the character of the area.

CONCLUSIONS:-

6.1 The proposed mast would replace an existing mast albeit with an increased height and the cabinet would be a replacement. It is not considered that these works would have a significant impact on the character of the area. For the reasons outlined above, it is recommended that no objection is raised to the replacement mast and associated development in terms of its siting and appearance. The proposal is considered to comply with GD1, GD2, GD32 of the adopted Crawley Borough Local Plan 2000, policy EN5 of the Core Strategy of the Local Development Framework 2008 and the guidance contained within SPG15 (Mobile Phone Masts). The proposal would accord with the provisions set out in the NPPF.

RECOMMENDATION RE: CR/2014/0766/P24

1. Given the nature of the proposed development it is possible that a crane may be required during its construction. The applicant's attention is drawn to the requirements of the British Standard Code of Practice of the safe use of cranes, for crane operators to consult the aerodrome before erecting a crane in close proximity to an aerodrome. This is explained further in the Civil Aviation Authority's Advice Note 4 'Crane and Construction Issues' available at www.caa.couk/srg/aerodrome.

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

Crawley Borough CR/2014/0766/P24 Council, Town Hall, The Boulevard, Date 15/12/2014 Approx. Scale 1:1,250 Crawley, West Sussex RH10 1UZ LAND AT CORNER OF HYDE DRIVE AND DOBBINS PLACE, I/F Tel: 01293 438000 Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 15/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 15/12/2014 CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 January 2015 REPORT NO: PES/150 ITEM NO: 008

REFERENCE NO: CR/2014/0780/CON

LOCATION: LAND EAST OF EMMANUEL COTTAGE, RUSPER ROAD, IFIELD, CRAWLEY PROPOSAL: CONSULTATION FROM HORSHAM DISTRICT COUNCIL (DC/14/2132) FOR OUTLINE APPLICATION FOR A DEVELOPMENT OF UP TO 95 DWELLINGS WITH ASSOCIATED OPEN SPACE AND LANDSCAPING WITH ALL MATTERS RESERVED, EXCEPT FOR ACCESS

TARGET DECISION DATE: 17 December 2014

CASE OFFICER: Mr M. Robinson

APPLICANTS NAME: Horsham District Council AGENTS NAME:

PLANS & DRAWINGS CONSIDERED:

The documents as displayed on the HDC Website.

CONSULTEE NOTIFICATIONS & RESPONSES:-

Crawley Borough Council as an adjoining authority and statutory consultee have been consulted on this application. Horsham District Council have therefore undertaken the relevant consultations.

This notification was published on the CBC weekly planning list.

NEIGHBOUR NOTIFICATIONS:-

Jenny Frost (Secretary), Ifield Village Conservation Area Advisory Committee -

RESPONSES RECEIVED:-

Copies of documents from Ifield Village Conservation Area Committee that have been submitted have also been submitted to Crawley Borough Council. It has objected to the proposals on the following grounds:  The impact on the heritage and setting of the adjacent Art and Crafts houses;  Impact on the rural landscape setting/character of the area;  The proposal results in harmful coalescence between Crawley and Horsham, that does not respect the character of the area;  Insufficient school spaces available in Crawley may leave some children without a school or having to travel long distances;  The cumulative impact of this development and exiting traffic at commuting times will overload the local transport system;  The proposal would have an adverse impact on the setting of the nearby Ifield Village Conservation Area;  The boundary between Horsham and Crawley was created by the New Towns Commission, and does not take into account the close historic/character relationship between the existing nearby Horsham/Rusper Parish residents and Crawley, that identify more with Ifield village Crawley than Horsham. Co-operation between Horsham and Crawley is therefore expected and the views from Crawley need to be considered.

REASON FOR REPORTING TO COMMITTEE:-

This consultation from Horsham District Council has been requested to be considered by the Development Control Committee by Cllr John Stanley.

THE APPLICATION SITE:-

1.1 The application site is located on a field to the north and east of houses facing Rusper Road, and west of Ifield Brook. There are open fields to the north of the site. The site is predominantly flat with trees and other vegetation along the west boundary with Rusper Road. To the east of the site, Ifield Brook has trees and other vegetation along both its east and west banks and further to the east. Further to the east of Ifield Brook is an area of designated Local Green Space. The area to the east within Crawley Borough is also the site of a Site of Nature Conservation Importance comprising Ifield Brook Wood and Meadows. The woodland is also a defined Ancient Woodland.

1.2 The houses to the south of the site are early to mid-C20th detached properties in large gardens with north south orientation. Generally two storey many have distinct character features such as black and white timber framing and decorative brick work and have been constructed in the Arts and Craft style of that period.

1.3 Rusper Road is a single carriageway road linking Ifield Neighbourhood with Rusper. It is a relatively well trafficked road used as an alternative to the A264 as an access point into Crawley from the south and west. It has a 40mph speed limit at the point of the proposed access dropping to a 30mph speed limit approximately 50m to the south of the proposed access.

THE PROPOSED DEVELOPMENT:-

2.1 This planning application to Horsham District Council seeks outline permission for the erection of up to 95 dwellings on a site of 3.87ha. In addition to whether the principle of the development is acceptable the only matter for consideration is the access. All other matters are reserved. Access is only proposed from Rusper Road to the west.

2.2 It is however indicated that the development would comprise a mix of 2-3 storey dwelling types in a fairly suburban layout. Screening would be retained to the western boundary, with additional planting to the south and north boundaries. A play area and two potential attenuation ponds are also indicated.

2.3 The applicant has indicated that 40% of the housing would be affordable, with 60% being market housing.

2.4 The applicant has submitted the following documents in support of this application:

 Energy Statement  Flood Risk Assessment  Foul Drainage Report  Framework Travel Plan  Ground Condition Desk Study  Landscape and Visual Impact Assessment  Noise Report  Planning Statement  Socio Economic Report  Statement of Community Involvement  Transport Assessment

PLANNING HISTORY:-

3.1 The site has no relevant planning history.

PLANNING POLICY:-

National Planning Policy Framework 2012.

4.1 The NPPF confirms (para.17) that planning should proactively drive and support sustainable economic development to deliver the homes, business and industrial units, infrastructure and thriving local places that the country needs. Every effort should be made to respond positively to wider opportunities for growth. This is supported by paragraph 49 which confirms that housing applications should be considered in the context of the presumption in favour of sustainable development.

4.2 Paragraph 54 specifically requires in rural areas that local planning authorities co-operate with neighbouring authorities and should be responsive to local circumstances to reflect local needs, particularly for affordable housing.

4.3 Paragraph 55 emphasises that in rural areas housing should be located where it will enhance or maintain the vitality of rural communities.

4.4 Section 7 supports good design including the impact on neighbouring buildings and the local area more generally, the promotion of local distinctiveness and ensuring connections between people and places and the integration of new development into the natural, built and historic environment. Paragraph 64 states that permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions.

4.4 Paragraph 32 requires decisions to take into account: if opportunities for sustainable transport modes have been taken up, ensuring safe and suitable access for all people; and if improvement to the highway network can be provided that effectively limit the significant impacts of a development it should only be prevented where the residual cumulative impacts are severe.

Duty to Cooperate

4.6 Under the current arrangements for seeking to meet the Duty to Cooperate, Crawley Borough Council along with Horsham District Council and Mid Sussex District Council have signed a Joint Position Statement, which reaches agreement across the northern West Sussex Housing Market Area to seek to meet the housing needs as a whole, taking into account local constraints, local aspirations and the need for sustainable development (Northern West Sussex Authorities Position Statement, Revised July 2014.

4.7 In addition both local authorities have also signed a Memorandum of Understanding and Local Strategic Statement as part of the Gatwick Diamond Authorities (2012). This commits the Local Planning Authorities to work together on strategic planning and development issues and provide a broad but consistent strategic direction for the Gatwick Diamond area on planning and economic issues which cross local authority boundaries.

The Development Plan

4.8 The application site lies outside the Crawley Borough Boundary so is subject to the relevant Horsham District Development Plan policies. Whilst adopted prior to the NPPF 2012, the adopted Local Planning Document is the Core Strategy 2007. It is supported by the General Development Control Policies 2007.

4.9 Of key relevance to this application is that the site is within an area identified as countryside and strategic gap and that Horsham has a requirement for 30 % affordable housing. It also identified that most new development should be concentrated in two large scale mixed use, mixed density developments comprising land west of Crawley and west/south-west of Horsham. The development to the west of Crawley, is being currently under construction in the form of a new neighbourhood of up to 2,500 homes (Kilnwood Vale). This was subject to the Joint Area Action Plan with Crawley Borough Council. The development was designed to be integrated into the neighbourhood structure of Crawley, provide 40% affordable housing to meet the needs of Horsham and Crawley, whilst protecting and enhancing the setting of Ifield Village Conservation Area. The current site is not located in the agreed area for the new neighbourhood.

4.10 Further policies require developments to take into account their context and ensure that they are integrated with wider transport networks

Horsham District Planning Framework 2011-2031

4.11 This was submitted to the Secretary of State on 8th August 2014 for independent examination. The public hearing sessions of the examination were undertaken between 4th November 2014 and 19th November 2014.

4.12 It identifies that provision is made for at least 13,000 new homes between 2011-2031 with strategic sites identified west of Southwater and at North Horsham. It also identifies that 35% of housing on sites of 15 or more dwellings will be affordable. It also seeks an appropriate mix of different housing types for each site dependant upon the established character and density of the neighbourhood and the viability of the scheme.

4.13 Policies also seek to support proposals that conserve and enhance the landscape and townscape character of different areas and outside built up area boundaries the rural character and undeveloped nature of the countryside will be protected against inappropriate development. Proposals in the countryside must be of a scale appropriate to the countryside character and location, including ensuring it protects and enhances the development pattern of the area, ecological features and the landform of the area. It also seeks to prevent the coalescence of settlements including Crawley and Horsham.

4.14 More widely all developments should be appropriate to their context and should integrate with their surroundings based on a clear understanding of local, physical, social, economic, environmental and policy context.

4.15 The application site area was put forward by the developer as a potential site of housing for discussion under ref. SA468. A separate significantly greater area for potential development including land to the south-west, west, north-west and north was also put forward under ref SA101. The site was not supported by Horsham District Council as a housing site, on the grounds of infrastructure constraints, landscape/character and flood risk. At the time of writing Horsham has not received any response from the Examination Inspector.

PLANNING CONSIDERATIONS:-

5.1 Crawley Borough Council has been consulted on this application as a statutory consultee and therefore the comments are limited to those issues and impacts which may affect Crawley Borough. The policies in CBC’s development plan are not a material consideration.

5.2 The relevant issues in this case are considered to be:  The principle of development in this location  Sustainability of the location  The visual impact of the development in terms of settlement coalescence and approach to Crawley,  Impact on roads and highways serving Crawley,  Impact on local infrastructure  Impact on nearby occupiers amenities  Flooding and flood risk

The principle of development in this location

5.3 The development, whilst located within Horsham District, would be adjacent to the boundary with Crawley Borough. It is proposed that the site would provide up to 95 housing units adjacent to the boundary with Crawley in an area identified as being outside the built up area boundary. The site has been considered at the recent examination in public of the emerging Horsham District Planning Framework 2011-2031. Delivery of homes in new neighbourhoods in close proximity to Crawley is considered to be an appropriate way to meet the needs of the emerging households from within the existing population, and joint working has been long established in recognition of this. Opportunities are continuing to be explored, including other potential urban extensions to Crawley to the east and/or west, to understand whether these would constitute the most sustainable housing development locations in the context of the wider housing market, and travel to work area and whether the existing infrastructure and environmental constraints can be resolved.

Sustainability of the location 5.4 Historically Crawley Borough has developed using a New Town principles of building complete “neighbourhoods” to fulfil housing needs. Neighbourhoods have their own distinct character and are capable of providing services, facilities, and transport networks that will meet the needs of their future residents. The current proposal comprises an ad-hoc development of only 95 dwellings that would not be integrated in an acceptable way to the nearby neighbourhood of Ifield or the town.

5.5 Whilst the site is located close to Crawley Borough, the site does not directly adjoin the town, and is relatively distant from the railway and strategic road network, services and facilities in the town. Access to Crawley would most likely be via car rather than by foot or public transport and would, therefore, perpetuate unsustainable travel patterns in order to reach facilities. Linkages to existing neighbourhood centres at Ifield West and Ifield would be poor due to the lack of integration with existing development within Crawley. This site would, therefore, not be a sustainable expansion of the town, as it is not well located to meet the needs of Horsham District or the residents of Crawley Borough. The visual impact of the development in terms of settlement coalescence and approach to Crawley. 5.6 The site lies outside of the urban boundary of Crawley, and is rural in character. To the south and west are a number of lower density larger detached properties in sizeable gardens. The land is currently an open field with an open field to the north. There is an Ancient Woodland and Site of Nature Conservation Importance (SNCI) to the east that within Crawley Borough Council’s Submission Local Plan is also designated Local Green Space. The boundary with the road to the west is also tree lined. The site and its immediate surroundings are therefore significantly more rural than more urbanised developments in Ifield West to the south and developments of a similar type in Ifield approximately 200m to the east across intervening countryside.

5.7 It is accepted that the proposal is an outline application with all matters to be considered as reserved matters except the point of access. However the applicant has provided details of the maximum number of residential units and an indication of the layout, types of housing, and scale. It is considered that the development at over 30 dwellings to the hectare, with a potential mix of flats, terraced houses through to detached houses would be particularly isolated suburban form of development of significantly higher density and a different character/form in this rural context. This would be an isolated suburban development with no links to similar development or sympathy to its countryside/rural setting. 5.8 This area is part of the key rural edge to Crawley. There is currently no defensible landscape boundary on the northern most edge of the site, and if developed would lead to an isolated development with an incremental urbanising influence on the landscape in this area and a limited relationship with the settlement of Crawley. The landscape character of this location has been identified as having a low overall capacity for development, and medium to high sensitivity to change in landscape terms. The site forms an important part of the countryside setting of the master-planned New Town. Incremental encroachment into the rural fringe should be avoided to ensure the compact town and attractive setting is maintained. It is therefore considered that the density, scale and form of the development that does not take into account its wider landscape setting and would be harmful to the wider countryside setting of Crawley. It is therefore considered that this would be contrary to the housing and design chapters of the NPPF and existing and emerging Horsham District Development Plan policies. Impact on roads and highways serving Crawley 5.9 It is considered that the close relationship and the relative ease of access to facilities, transport links, businesses, schools etc within Crawley compared to such uses further afield would result in the majority of travel being through Crawley’s Roads to the east all of which, including Rusper Road, have houses already fronting them. Notwithstanding the lack of integration with nearby developments in Crawley, Horsham District Council is advised to ensure that the access arrangements and travel from this site does not result in either increased danger or harmful congestion for existing road users in Crawley.

Impact on local infrastructure 5.10 The additional 95 new dwellings being promoted for this site have not been planned for in relation to the resultant increases demands on school, health, wastewater infrastructure. Current evidence set out in Crawley’s Local Plan Infrastructure Plan (November 2014) indicates substantial constraints on infrastructure capacity in relation to developments which would exceed that of the current planned levels anticipated in the submission Local Plan and the Horsham District Planning Framework (currently in Examination). Particular capacity constraints in this location relate to the transport network, Crawley sewage treatment works capacity, health care and secondary education. The scale of development is small and would not be able to facilitate delivery of enhancements to the transport network such as a potential western relief road, which remains a WSCC priority. 5.11 It is therefore recommended that Horsham District Council be advised of Crawley Borough Council’s concerns regarding the off-site infrastructure impacts to ensure that the impact upon Crawley is fully considered in any decision taken.

5.12 In conclusion, this site is not considered to be, in principle, appropriate to bring forward as suburban level residential development of this scale, at this current time, and in isolation. It is located away from the urban boundary of Crawley and would result in an urbanising development in an area with a rural character, and would not be of a scale that could bring forward new services, facilities or enhancements to the transport network.

Flooding and flood risk

5.13 The west of the site is constrained by the floodplain of Ifield Brook, and there is therefore the potential that development could impact flooding and drainage. The initial development framework indicates sustainable urban drainage in the form of two attenuation ponds within the site, and it is recommended that the impact of the development of this greenfield site adjacent to the river course and flood plain must ensure that there are no off site flooding issues created that would impact upon Crawley Borough to the east or further along the boundaries of these tributaries of the River Mole.

Impact on nearby occupiers amenities

5.14 The proposal would be separated from the closest nearby residents in Crawley Borough by a stream and an ancient woodland. The use itself would not be a significant generator of noise and disturbance. Management of the construction would therefore subject to controls by Horsham District Council, and it is recommended therefore that a construction management plan should be considered to ensure off site impacts are mitigated during construction. There is therefore no objection with regard to the construction impacts on nearby Crawley residents.

Impact on trees, protected species and ecology

5.15 Immediately to the east of the site there is an Area of Ancient Woodland within a defined site of nature conservation importance. Notwithstanding that the specific layout and development of the site would be subject to subsequent reserved matters, consideration must be given in relation to the impacts of the development on these defined natural environments to ensure that the development does not cause harmful damage to important trees, protected species and the important ecology of these areas.

CONCLUSIONS:-

6.1 The proposal does not follow the neighbourhood principles of development to Crawley Town. It is considered therefore that this development would relate poorly to the existing settlement and has poor transport links to the wider Crawley neighbourhoods and the town centre.

6.2 The form of the development is suburban in an area of rural character with Ancient Woodland to the east, open fields to the north and low density detached housing in large gardens to the south and west. It is therefore considered that the development would result in an inappropriate form of housing development in open countryside adjacent to Crawley’s boundary that would be harmful to the setting of the town.

6.3 The proposal would also be a piecemeal, incremental development outside the built up area, and would not form a comprehensive neighbourhood development. It is therefore considered that this unacceptable development is premature before a decision has been taken on the most sustainable and appropriate form and location of additional developments beyond those planned for in the emerging Local Plans within the northern West Sussex Housing Market Area.

6.4 It is therefore considered that the proposal conflicts with the existing and emerging Horsham Local Plan policies and the NPPF and it is recommended that the Local planning Authority objects to the proposal and makes a number of observation on the following grounds:

RECOMMENDATION RE: CR/2014/0780/CON

OBJECTION RAISED - On the following ground(s):-

1. The form of the development is suburban in an area of rural character. It is therefore considered that the development would result in an inappropriate form of housing development in open countryside adjacent to Crawley’s boundary that would be harmful to the setting of the town. Contrary to paragraph 64 of the NPPF.

2. The proposal would also be a piecemeal, incremental development outside the built up area, and would not form a comprehensive neighbourhood development. The development would not therefore bring forward new services, facilities or enhancements to the transport network. It is therefore considered that this unacceptable development is premature before a decision has been taken on the most sustainable and appropriate form and location of additional developments beyond those planned for in the emerging Local Plans within the northern West Sussex Housing Market Area.

INFORMATIVE

1. There is concern that as the predominant impact from the development would be upon the road and transport network of Crawley Borough, it is recommended that Horsham District Council and the Highway Authority ensure that the development would have an acceptable impact in terms of safety and congestion upon Crowley’s road/transport networks.

2. The site is immediately adjacent to a major river and a defined zone 3 flood risk area and Crawley Borough Council is therefore concerned that the development has potential to result in off site flooding within Crawley Borough. It is therefore recommended that full consideration must be given to ensure that the development does not result in an increased risk of on and off-site flooding.

3. It is recommended that a condition to provide a construction management plan forms a part of any permission that maybe granted to ensure the impacts on the occupiers of nearby residential properties and users of nearby roads are protected.

4. The development must ensure that there is no harm to the Ancient Woodland and Site of Nature Conservation Importance to the east of the site within Crawley Borough.

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

Crawley Borough CR/2014/0780/CON Council, Town Hall, The Boulevard, Date 15/12/2014 Approx. Scale 1:2,500 Crawley, West Sussex RH10 1UZ LAND EAST OF EMMANUEL COTTAGE, RUSPER ROAD, IFIELD Tel: 01293 438000 Fax: 01293 438603

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Crawley Borough Council. 100023717. 15/12/2014.

http://cbcnavmap/website/crawleygis/printTmp_StandardPortrait.htm 15/12/2014