Crawley Borough Council June 2006

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE – 5 TH JUNE 2006

ITEM REF NO LOCATION RECOMMEND

001 CR/2006/0102/OUT LAND AT ST WILFRIDS CATHOLIC PERMIT SCHOOL, OLD HORSHAM ROAD, SOUTHGATE, CRAWLEY

002 CR/2006/0141/FUL 24 THE CROFT, GOSSOPS GREEN, APPROVE CRAWLEY

003 CR/2006/0218/FUL CROSSWAYS, BALCOMBE ROAD, REFUSE POUND HILL, CRAWLEY

004 CR/2006/0221/FUL 99 GALES DRIVE, THREE BRIDGES, PERMIT CRAWLEY

005 CR/2006/0230/FUL LAND AT WEST GREEN DRIVE, WEST PERMIT GREEN, CRAWLEY

006 CR/2006/0233/NCC CRAWLEY HOSPITAL, WEST GREEN PERMIT DRIVE,WEST GREEN, CRAWLEY

007 CR/2006/0238/RG3 CREASYS DRIVE ADVENTURE PERMIT PLAYGROUND, CREASYS DRIVE, BROADFIELD, CRAWLEY

008 CR/2006/0250/LBC THE TREE, 103 HIGH STREET, CONSENT NORTHGATE, CRAWLEY

009 CR/2006/0257/FUL PUBLIC OPEN SPACE, OFF PERMIT SQUIRREL CLOSE, LANGLEY GREEN, CRAWLEY

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 001

REFERENCE NO: CR/2006/0102/OUT

LOCATION: LAND AT ST WILFRIDS CATHOLIC SCHOOL, OLD HORSHAM ROAD, SOUTHGATE, CRAWLEY PROPOSAL: DEMOLITION OF EXISTING STRUCTURES AND CONSTRUCTION OF ACCESS ROADS, NEW SERVICES AND LANDSCAPING FOR A NEW RESIDENTIAL DEVELOPMENT OF 46 HOUSES AND 24 FLATS (AMENDED PLANS RECEIVED)

APPLICANT/AGENT

APPLICANTS NAME: Diocese of Arundel and Chichester/WSCC, AGENTS NAME: Curl La Tourelle, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Environment Agency Additional surveys required before FULL planning permission is granted. 2. Thames Water No objection. 3. WSCC Planning No strategic planning objection. 4. Env. Health Division 5. Head of Transport Services No objection to revised highways plans. 6. Arboricultural Officer 7. Southern Water No objection. 8. Police The illustrative layout shows good Secure by Design features. 9. BAA Safeguarding No objections subject to conditions. 10. National Air Traffic Services (NATS) No safeguarding objection. 11. English Nature

Consultation expiry date: 24 March 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 1, 2, 3, 4 & 5 Rose Walk; 1-13 (odds) Old Horsham Road; Oakwood; Jesmond; Royal British Legion; Monkshood; Holyoak Cottage; Woodside Cottage; BP Service Station; Premier Lodge Hotel; 2-6 (evens), 7-13 (odds), 14 & 16 Hillside Close; 21- 23 (odds), 6, 8, 9 & 11 High Oaks; 3 & 12 The Spinney; 2 Rossmore Close.

REPLIES RECEIVED:-

26 letters of objection received: • Loss of trees • Increased traffic and congestion • Surface water drainage issues • Highway safety issues • Loss of playing fields

• Water supply issues • Excessive density of development.

THE APPLICATION SITE:-

1. The application site comprises approximately 2.25 hectares of land at the St Wilfrids RC Secondary School Old Horsham Road. The site consists, in the main, of the School’s formal gardens and landscaping which fronts onto Old Horsham Road together with some of the School’s buildings, notably the former house which forms the core of the School. There is an access and egress to Old Horsham Road, which serves the school either side of a small group of 3 detached houses which share the frontage. The access from Old Horsham Road leads to an area of school parking and a pick up drop off point.

2. Old Horsham Road is a cul de sac which serves a series of other culs de sac known as Buckswood Grange, premises occupied by the British Legion, the Council’s Nursery at Goffs Park, a Mormon Church and Goffs Park, including the Goffs Manor public house.

3. The application site rises gently northwards and the western part of the site adjacent to the highway frontage, in particular, contains many fine mature trees.

4. To the north and north east of the site is the remainder of the school campus which leads to Goffs Park and the pitch and putt golf course. To the east of the site is the British Legion Club and the Goffs Park Nursery. To the west of the site is Rose Walk a short cul de sac of detached houses. At the southern end of Old Horsham Road is a small group of flats. To the south of the site facing Old Horsham Road is a group of detached houses and the access to Hillside Close, also a cul de sac of detached houses.

THE PROPOSED DEVELOPMENT:-

5. The application seeks outline planning permission for the: “Demolition of Existing structures and construction of new services and landscaping for a new residential development of 46 Houses and 24 Flats” The application seeks to determine at this stage the means of access and the number and siting of buildings. The proposed density of development is 31 units/hectare.

It is proposed to build the following: 8 x 1 bedroom flats 16 x 2 bedroom flats 10 x 4 bedroom houses 36 x 3 bedroom houses

It is proposed that 30% of the housing would be affordable i.e. 24 units 8 x 3 bedroom - social rent 6 x 2 bedroom flats and 6 x 1 bedroom flats – social rent 2 x 2 bedroom flats and 2 x 1 bedroom shared ownership

Parking provision would be made as follows: 1 bedroom = 1.2 spaces 2 bedroom = 1.5 spaces 3+ bedrooms = 2-3 spaces

6. It is proposed to create a new 2 way vehicular access onto Horsham Road to serve both the new development and the replacement school, in a position slightly to the west of the existing access. The existing access would be converted to a pedestrian /cycle path–only access to serve the school. The new access would have a turning

circle for cars within the site and a number of laybys to assist pick-up/drop-off. A new school bus turning area and dropping off point would be created within the new school site. It is proposed to create a 2m footpath on the north side of Old Horsham Road from the entrance to the site to the entrance to Goffs Park. This requires a realignment of the kerbs on the south side of the carriageway. It is also proposed to alter the junction of Old Horsham Road with Horsham Road to a mini roundabout.

7. The application was supported by the following information:

• A schedule of accommodation • An ecological survey • A tree survey • A flood risk assessment • A transport assessment

PLANNING HISTORY:-

8. None relevant.

PLANNING POLICY:-

9. The site lies within the built-up area as defined in the Local Plan and is currently the part of a school site.

10. Policy COM 11 of the Local Plan states that proposals for the whole or partial redevelopment of schools or their playing fields will not normally be permitted unless: • The facility has been shown to be surplus to requirements • Adequate provision has been made elsewhere • Adequate green space is retained • Its is not possible to share with another community or recreation use • There is no detrimental effect on the character of the neighbourhood • Allowance is made for public access

11. Policy COM 12 states that where redevelopment is acceptable, uses compatible with a residential area will normally be acceptable. Residential development is one such use.

12. Policy H5 of the Local Plan requires infill development to be in character with its surroundings and capable of being integrated into the neighbourhood fabric. Policy H7 seeks the provision of small dwellings and H8 and SPG 10 relates to the provision of affordable housing. Other policies which apply to residential development in particular such as H20 and SPG3 & 4 come into play at the detailed planning stage.

13. Policies GD1,GD2 and GD3 require amongst other things for development to be in character and to make appropriate provision for its operational needs eg access & parking. SPG16 refers to parking standards and transport contributions. GD5 requires new development to incorporate appropriate landscaping.

PLANNING CONSIDERATIONS:-

14. The proposed development relates to the demolition of the existing school buildings at St Wilfrids in Southgate West and their replacement by housing development. Although not part of this application a replacement school is proposed to be built on the remainder of the campus to the north of this application site with new improved sports facilities etc. It is envisaged that this development will fund or at least part fund the development of the new school.

15. The application seeks outline permission with only the means of access and number of dwellings to be determined at this stage.

Means of Access

16. It is proposed to create a new access to serve both the school and the residential development in a position slightly to the west of the existing access to give better visibility and to enable an existing sub-standard access to be closed. In common with many areas where schools are located, there is currently severe congestion at the beginning and end of the school day. This congestion is compounded by the fact that Old Horsham Road is a cul de sac serving other culs de sac and that as St. Wilfrids is a RC secondary school many pupils arrive by coach, reflecting the larger than average catchment. The issue of access and congestion is the single largest area of concern for local people.

17. The Head of Transport Planning Services(HoTPS) at West Sussex has considered the Transport Assessment submitted by the applicants and has met representatives of local residents to hear and discuss their concern.

18. The HoTPS has concluded that, whilst the level of traffic generation may not necessarily be material, it will have a significant impact upon existing traffic conditions in Old Horsham Road and at its junction with the A220 Horsham Road, as there already is significant congestion at certain times of the day. In addition pedestrian access leading to the new development is currently poor. Accordingly the HoTPS recommended the following:

• The provision of a mini roundabout at the junction of Old Horsham Road with the A220 • The widening of the existing footway to 2 metres on the northern side of Old Horsham Road between the new site access and Horsham road. This will require the widening of the carriageway on the southern side of Old Horsham Road. The carriageway adjacent to the Church to be widened to allow easier bus access and the footway in front of the Church to be removed and the verge protected by bollards • The provision of waiting restrictions in Old Horsham road to deter on-street parking. • The existing exit from the school to be downgraded to a cycle path and a secondary link provided through to the new school and residential development • Construction of the new access prior to the development commencing and construction traffic managed to ensure that conflict with the school is kept to a minimum • Detailed construction requirements for the new access and internal roads

19. The HoTPS would expect a transport contribution of £97,825 arising from this development in accordance with SPG16. This amount will be partly offset against the required infrastructure works which will improve access to the school and alleviate the congestion problems currently experienced.

Number of Dwellings:

20. The application has been made for 70 units at a density of 31/hectare. Such a number/density lies towards the lower end of the range advocated in PPG3 and PPS3. This in part reflects the restrictions placed on the site by the highway network and also the presence of a significant number of mature trees.

21. However, whilst such a density would be lower than would normally be sought for a redevelopment site, it would be more in character with the adjoining development to the south which is built at a low density.

22. Whilst the layout has only been submitted for illustrative purposes it does show that such a number of dwellings could be accommodated on site whilst retaining many of the best trees, particularly adjacent to the Old Horsham road frontage, which also helps to respect the character of the area. The new access would result in the loss of a number of trees, mainly in the vicinity of the new bellmouth.

23. The council’s requirements in respect of affordable housing provision, libraries, affordable housing and open space would be met by way of agreement.

CONCLUSIONS:-

24. This site lies within the built-up area within the grounds of an existing secondary school. The latter comprises a number of buildings of varying ages and quality. It is proposed to develop part of the existing campus for residential development to fund or part fund the construction of a new school on the remaining campus.

25. The application seeks outline planning permission with only the means of access and the number of dwellings to be determined at this stage.

26. The number of dwellings has been determined by highway capacity considerations, the character of the area and the number of attractive, mature trees on site. Nevertheless the development requires the construction of a new access to the site to serve both the residential development and the new school and the improvement of Old Horsham Road and its junction with Horsham Road in particular.

27. It is considered that this form of enabling development is consistent with policies COM11 and COM12 of the approved Local Plan. Residential development is accepted as an appropriate form of alternative development within the built-up area.

RECOMMENDATION RE: CR/2006/0102/OUT

PERMIT - Subject to the conclusion of a Section 106 Agreement regarding the payment of Transport contributions,the provision of affordable housing, library facilities and open space/recreation.

1. i) Approval of the details of the siting, design and external appearance of the building(s), the means of access thereto and the landscaping of the site (hereinafter called the 'reserved matters') shall be obtained from the Local Planning Authority. ii) Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this permission. REASON: To enable the Local Planning Authority to control the development in detail and to comply with Section 92 of the Town & Country Planning Act 1990.

2. The development hereby oermitted shall not commence until the off-site works in Old Horsham Road/Horsham road as indicated on drawing 2095/HW/01B have been designed, laid out and constructed in accordance with details to be submitted to the Local Planning Authority for approval. Such details shalll include a Stage 1/Stage 2 safety Audit. REASON: In the inetrest of highway safety and to provide satisfactory access to the development inaccordance with Policy T2 of the Crawley Borough Local Plan 2000

3. The buildings hereby permitted shall not be occupied until provision for car parking has been made within the site in accordance with details to be submitted to and approved by the Local Planning Authority and such provision shall thereafter be used only for the parking of cars.

REASON: To ensure that adequate and satisfactory provision is made for the parking of vehicles clear of adjacent highways in accordance with Policy GD3 of the Crawley Borough Local Plan 2000.

4. Building work shall not commence until details of the space to be laid out for stationing vehicles clear of the public carriageway have been approved by the Local Planning Authority and the building shall not be occupied until such space has been surfaced, drained and completed. The space so approved shall not thereafter be used other than for the parking of vehicles in connection with the development hereby permitted. REASON: In the interests of road safety in accordance with Policies GD3 and T9 of the Crawley Borough Local Plan 2000.

5. The buildings hereby permitted shall not be occupied / until space has been laid out within the site in accordance with details approved by the Local Planning Authority for the turning of vehicles clear of the public highway and such space shall not thereafter be used other than as a turning area. REASON: In the interests of road safety.

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

7. The access(es) from the site to the public highway shall be designed, laid out and constructed with kerb radii/ visibility splays and sight lines in all respects in accordance with plans and details to be submitted to and approved by the Local Planning Authority before any other operation or use authorised by this permission is commenced. REASON: In the interests of road safety and to accord with approved Policy GD3 and T2 of the Crawley Borough Local Plan 2000.

8. The proposed new estate road shall be laid out to include visibility splay areas at both sides of its junction with Old Horsham Road . These splay areas are to be defined by: (i) A line 2.4 metres long measured along the CENTRE LINE of the proposed estate road from the line of the nearer EDGE OF THE CARRIAGEWAY of Old Horsham Road . (ii) A line 70 metres long measured along the nearer EDGE OF THE CARRIAGEWAY of Old Horsham Road from its intersection with the CENTRE LINE of the proposed road. (iii) The straight line joining the termination of the above lines. No other work shall be carried out on the site until the above mentioned splay areas have been provided and thereafter these said splay areas shall be kept free from any obstruction (over 600mm above the level of the carriageway of Old Horsham Road . REASON: In the interests of road safety.

9. No development shall take place unless and until details of the layout and specification of and construction programme for the roads, footpaths and casual parking areas/the foul and surface water drainage and means of disposal/have been submitted to and approved by the Local Planning Authority. No house building shall be occupied until the above infrastructure has been provided in accordance with such approved details to the established highway network.

REASON: To secure satisfactory standards of access and drainage for the proposed development in accordance with Policy GD3 and T2 of the Crawley Borough Local Plan 2000.

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

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

12. The buildings hereby permitted shall not be occupied/until all access(es) to the site other than hereby approved have been stopped up permanently and obliterated. REASON: In the interests of road safety in accordance with Policy T2 of the Crawley Borough Local Plan 2000.

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

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

15. No development shall take place unless and until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, hard and soft, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. REASON: In the interests of amenity and of the environment of the development in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

16. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of amenity and of the environment of the development in the accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

17. No trenches or pipe runs for services and drains shall be cut or laid within 5 metres of the bole of any existing tree to be retained on this or adjoing sites. REASON: To protect tree roots from damage likely to the loss of the tree in accordance with Policy GD5 and GD34 of the Crawley Borough Local Plan 2000.

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

REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.

19. Surafce Water Drainage proposals are to be submitted to and approved by the Local planning Authority prior to the commencement of development such that a reduction in surface water runoff from the can be achieved. REASON To reduce the risk of flooding in accordance with policy GD25 of the Crawley Borough local plannn 2000

20. A Great Crested Newt survey shall be carried out and if found to be present adequate muitigation must be submitted to and approved in writing by the Local Planning Authority prior to any development taking place. Reason: To protect the Great Crested Newt, a Protected Species in accordance with Policy BN19 of the Crawley Borough local Plan 2000 a

21. An archaeological investigation of the site shall be carried out at the expense of the developer in accordance with a specification to be submitted to and agreed by the Local Planning Authority in writing (following the demolition of any existing buildings and) before the commencement of any building works.

REASON: The site is of archaeological significance and it is important that it is recorded by excavation before it is destroyed by development in accordance with Policy BN17 of the Crawley Borough Local Plan 2000.

22. The development hereby permitted shall not be commenced unless and until planning permission has beeen granted for the provision of a replacement school and a programme for the provision of replacement facilities and the phasing of such works has been agreed in writing by the Local Planning Authority. The provision of the replacement school facilities and the phasing of the development shall be carried out in accordance with the agreed programme. REASON: To ensure a planned form of development and the replacement of the exisitng education facilities in accordance with policies GD4 and COM11 of the Crawley Borough Local Plan 2000.

INFORMATIVE

1. No building, crane exceediing 104.29 AOD shall be constructed within the application boundary REASON: To avoid endangering the safe operation of aircraft at Gatwick

REASON FOR APPROVAL

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations, including Supplementary Planning Guidance Note 16. 2003 `Revised County Parking Standards`: a. GD1- The Normal Requirements of All Development, b. GD2- Development and its Setting, c. GD10-The Needs of the People with Disabilities and Mobility Problems, d. T9- Parking Standards.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 002

REFERENCE NO: CR/2006/0141/FUL

LOCATION: 24 THE CROFT, GOSSOPS GREEN, CRAWLEY PROPOSAL: ERECTION OF NEW DWELLING HOUSE TO SIDE OF 24 THE CROFT (AMENDED PLANS RECEIVED)

APPLICANT/AGENT

APPLICANTS NAME: Mr. D. Campbell, AGENTS NAME: Ian Pearce, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Head of Transport Services

Consultation expiry date:

NEIGHBOUR LETTERS SENT:-

The Occupier: 20,22,25,26,27,29,31,33,34,41& 43 The Croft; 1,2,4,6 and 10 Nurserylands.

REPLIES RECEIVED:-

12 letters of representation received objecting to the development on the following grounds:-

• Loss of visual amenity. The area consists of mature semi-detached dwellings; the new end of terrace property would be out of character with the rest of the neighbourhood. • Reduced visibility on this corner would raise a highway safety concern • Generation of traffic and noise during construction works • The proposal would increase the already high density • Development would aggravate existing subsidence problems in the adjoining area • The building would not conform to the building line in Nurserylands • Access to proposed new garage would be close to a junction of Nurserylands and the Croft, which is already a dangerous junction • Concerned about drainage implications as area is prone to flooding during periods of heavy rain • Insufficient parking to No 24 the Croft would result in additional on-street parking

• The proposal would set a precedent for other similar development within the area • Proposal would be detrimental to light amenities and the outlook from 27 The Croft • Other properties have been extended but extensions have been set back so as not to compromise visibility on the street junctions

THE APPLICATION SITE:-

1 The application site is situated on the south side of The Croft on the west side of its junction with Nurserylands. The site is currently occupied by a semi- detached dwelling situated within a spacious plot. The garden comprises some trees and shrubs and there is a boundary fence to the east with conifers growing above.

2. The area is characterised by semi-detached properties, numbers 24, 26, 8 and 10 all have a wide strip of land to the side of the properties, which gives the estate an open feel at the street junctions. The land levels rise to the south.

THE PROPOSED DEVELOPMENT:-

3. Permission is sought to erect a new two-storey three-bedroom property on the side of No 24. The property will be set back 2m from the main front wall of 24 The Croft so that the existing front door, which is positioned in the side elevation, can be retained. The new property would be served by two car parking spaces, one located at the foot of the garden accessed from Nurserylands and the other at the front of the property. The dwelling would match No. 24 in terms of height, design and finish and would have a canopy style porch over the front entrance facing onto Nurserylands.

PLANNING HISTORY:-

4. Similar proposal have already been submitted under references CR/2005/0260/Ful and CR/2004/0467/FUL. These applications were both withdrawn prior to a decision being taken. The scheme therefore has been the subject of lengthy discussions during which the applicants have sought to address objections raised to the scheme.

PLANNING POLICY:-

5. The development needs to be considered in the context of policies GD1, GD2, GD3, T2, T9, H5 and H20 of the Crawley Borough Local plan 2000. Policy GD1 seeks to ensure that all new development is appropriate to the character and appearance of the site and the surrounding area. Development proposals should also result in a satisfactory environment for those who will occupy the development. GD2 seeks to ensure that all development relates sympathetically to their surroundings and respects the particular character and setting. GD3, T2 and T9 confirm that development proposals will only be acceptable if they meet the operational needs of the site in a satisfactory manner, including the provision of access and car parking. H5 makes provision for infill development within the built up area that does not result in an adverse impact on the character, appearance and amenity of the surrounding area and Policy H20 seeks to

ensure that appropriate private outdoor space is provided for new housing development.

PLANNING CONSIDERATIONS:-

6. The principle issues to be considered in determining this application are the impact on the proposed new dwelling on the character and appearance of the street scene and surrounding area. The impact on the residential amenities of 24 The Croft also needs consideration, along with whether the proposal meets the Council’s design guidelines in terms of the provision of adequate living accommodation, private outdoor open space and sufficient parking for the requirements of both the existing and proposed dwelling.

Impact on the character and appearance of the surrounding area

7. The dwellings in both The Croft and Nurserylands are set back from the highway and there is a strong prevailing building line. The gaps between the flank walls of both 24 and 26 The Croft and their respective boundaries assist in creating an open aspect at the junction of the two streets, which is a characteristic of this estate. This along with the rising land levels increases the prominence of the plot particularly when viewed from the north side of the Croft.

8. A number of the other properties occupying corner plots within the Croft have already extended which has eroded the open aspect of the estate and changed the nature and form of development. With this in mind the applicant were asked to set the proposed house back from the front elevation of 24 The Croft to lessen the impact on the street scene of The Croft and the existing pair of semi- detached properties to which it will be attached. This would also help to address the concerns with regard to traffic visibility on this corner raised by many of the representations.

9. The design of the house would match the adjacent two houses. This would therefore be in keeping with the general character and appearance of the area and would not result in the new dwelling being obtrusive.

Impact on neighbouring properties

10. Whilst it is noted that the proposals would change the outlook of a number of the properties on the north side of The Croft it is not considered that the proposals would be detrimental to the amenities of neighbouring properties in terms of loss of light, overlooking or overbearance. The property most affected by the proposal is No 22, which will be transformed from a semi-detached property to an end of terrace. Whilst it is accepted that this will change the character of this property it is felt that the set back now proposed will prevent the properties being perceived as a terrace in views along The Croft.

Adequacy of dwelling for proposed use

11. The accommodation would meet the minimum floorspace standards as set out in Supplementary Planning Guidance Note 3. The proposal would have an overall floorspace of approximately 78sqm. The size of Bedroom 1 indicates a double and Bedroom 2 and 3 are singles.

12. 24 The Croft has five bed spaces, requiring 90sq.m of private outdoor space.

The remaining garden space would amount to approximately 98sq metres, which would meet this standard. The new dwelling would have 102sqmetres, which would also comply with the standards for outdoor space outlined in Supplementary Planning Guidance Note 4.

Adequacy of parking, access and highway arrangements

13. The applicant has made provision for two car parking spaces one to the rear of the new dwelling accessed from Nurserylands and one space at the front of the property. This would meet the Council’s standards for car parking for a three- bedroom dwelling. The Head of Transportation Services has confirmed that he has no objections to the access and parking for the new dwelling from Nurserylands.

14. Two car parking spaces would also be required for the existing dwelling No 24, as the proposals would involve the loss of the existing garage and driveway currently serving this property. The submitted plans indicate provision for one car parking space in the front garden of No. 24 and one space to the rear of the new property to serve this property. The scheme therefore makes adequate car parking provision for the existing property, 24 The Croft.

Issues raised by the representations

15. A large number of representations were received on this application and many of the issues raised have already been dealt with in this report. Whilst there were previously reservations in respect of the impact that the proposed new dwelling would have character and appearance of the street scene it is felt that the setting back of the dwelling has addressed these concerns and there would now be insufficient grounds to refuse the proposals on these grounds alone. The new dwelling in terms of design, bulk and massing is not perceived to be greatly different to a proposal for a two-storey side extension to No.24 and as such similar design criteria should be applied. By incorporating a set back, it is also considered that visibility on the street junction will not be compromised.

CONCLUSIONS:-

16. On balance, it is considered that the proposals are acceptable and will not be detrimental to the character and appearance of the street scene or the surrounding area. They will also generally comply with the policies in the Crawley Borough Local Plan and the guidance contained in Supplementary Planning Guidance Notes 3 and 4. Both the new and existing property would have sufficient provision for parking and would have accommodation and rear gardens that would conform to the appropriate space standards. For the reasons outlined above the grant of planning permission is therefore recommended.

RECOMMENDATION RE: CR/2006/0141/FUL

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

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

2. No development shall be carried out unless and until a schedule of materials and finishes and, where so required by the Local Planning Authority, samples of such materials and finishes to be used for external walls (and roofs) of the proposed building(s) have been submitted to and approved by the Local Planning Authority. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.

3. Before any work for the implementation of this permission commences, detailed plans and particulars of the land levels and the finished floor levels of the dwellings shall be submitted to and approved in writing by the Local Planning Authority, and the buliding shall be constructed in accordance with the approved levels. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity in accordance with Policies GD1and GD2 of the Crawley Borough Local Plan 2000.

4. No development shall take place until details of screen walls and/or fences have been submitted to and approved by the Local Planning Authority and the dwelling shall not be occupied until such screen walls and/or fences associated with them have been erected. REASON: In the interests of amenity in accordance with Policy GD1 and GD2 of the Crawley Borough Local Plan 2000.

5. No development shall take place unless and until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, hard and soft, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. REASON: In the interests of amenity and of the environment of the development in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

6. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of amenity and of the environment of the development in the accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

7. The building shall not be occupied until the crossover between the boundary of the site and the adjoining carriageway has been laid out and constructed to a specification to be agreed with the Local Planning Authority. (West Sussex County Council, Divisional Surveyors Dept., Northern Area Office, Worthing Road, Broadbridge Heath, Horsham, West Sussex, RH12 3LZ. Tel. 01403 223900).

REASON: In the interests of road safety in accordance with Policies GD3 and T2 of the Crawley Borough Local Plan 2000.

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

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

REASON FOR APPROVAL

1. The proposal is considered appropriate to its location, as it would not adversely affect the amenities of neighbouring properties, or have an adverse impact on the character of the surrounding area. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations. a. GD1 - The Normal Requirements of All Development; b. GD2 - Development and its Setting c. GD3 - Operational Requirements for a Site d. H5 - Infilling and Redevelopment e. H20 - Private Outdoor Space f. H22 - Design g. T2 - Transport Infastructure h. T9 - Parking Standards

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 003

REFERENCE NO: CR/2006/0218/FUL

LOCATION: CROSSWAYS, BALCOMBE ROAD, POUND HILL, CRAWLEY PROPOSAL: ERECTION OF 51 BED CARE HOME OF 2 & 3 STOREY'S WITH BASEMENT

APPLICANT/AGENT

APPLICANTS NAME: Abbeycare Investments Ltd., AGENTS NAME: DWA Architects Ltd., ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Urban Design Officer Objection 2. BAA Safeguarding Reply awaited 3. Environment Agency Reply awaited 4. Thames Water Comment 5. P & PS No comment 6. Env. Health Division Reply awaited 7. Head of Transport Services Reply awaited 8. Arboricultural Officer No objection 9. W.S.C.C Health Comment 10. Southern Water No objection 11. National Air Traffic Services (NATS) No objection 12. Police Comment 13. Susan Barratt - Amenity Services Reply awaited

Consultation expiry date: 4 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: Barnwood Hotel, Blaxley, Harewood, Silverlea, 23-25 (odd) Blackwater Lane, 16 Blackwater Lane and 8 Georgian Close.

REPLIES RECEIVED:-

2 letters of objection raising the following issues • A 3 storey building would result in overlooking the bedroom windows of 8 Georgian Close and garden with such tall buildings which would be unsightly. • A large care home would provide a continuous noise nuisance associated with comings and goings of all staff, delivery vehicles, visitors etc. • Increase in traffic, • Development will introduce light pollution where currently there is none, • Detrimental to privacy, • Increase in activity, • The landscaping character and street scene will be affected as the building will not be in keeping with the properties of surrounding areas.

THE APPLICATION SITE:-

1. The application site comprises a large two storey detached dwelling house and its garden, fronting onto the busy Balcombe Road, in an established part of the town. The surrounding area is mixed in character with dwellings being set well back from the frontage and also a hotel situated to the north of the application site. There is a footpath to the north of the site and a narrow strip of general amenity space either side. There are many tall trees, with further significant trees especially along the northern and southern borders of the site. Bordering the site to the south is the Worth Way, a footpath/cycleway which is a Site of Nature Conservation Importance. A number of the trees along the frontage and northern boundary of the site are protected by a tree preservation order. (P16.8.7 Balcombe Road No.6 confirmed in February 1972).

THE PROPOSED DEVELOPMENT:-

2. The development proposed is for the demolition of the existing residential dwelling and erection of a 51 bed care home of 2 and 3 storeys with basement.

PLANNING HISTORY:-

3. Outline planning permission was granted for the erection of 4 detached houses with garages under application CR/215/62. Outline planning permission was granted for two detached dwelling houses under application CR/72/63. Planning permission has also been granted for the erection of a single storey extension forming a swimming pool enclosure under application CR669/84. Planning permission has been granted for the erection of a single storey side extension to form swimming pool enclosure and a double garage under application CR/381/86. Planning permission was refused for a similar, but larger scheme which sought to erect a 60 bed care home under application CR/2005/0306/FUL.

PLANNING POLICY:-

4. It is a statutory requirement that applications are to be determined in accordance with the development plan, unless material considerations indicate otherwise. The development plan here includes the West Sussex Structure Plan 2001-2016 and the Crawley Borough Local Plan 2000. Policy DEV 1 deals with the quality of development requiring high design standards, taking into account integration with existing land uses and other urban design issues. Policy DEV 3 expects development to meet the infrastructure needs it creates. Policy DEV 5 relates to parking provision, expecting the level of parking to be compatible with the need to avoid environmental or safety problems and to encourage walking, cycling and the use of public transport.

5. Local Plan Policy GD1 expects development to be of a satisfactory standard of design and layout appropriate to its location and not cause unreasonable harm to the amenities and environment of its surrounds in respect of overlooking or dominance. Policy GD2 again requires development to relate sympathetically to its surroundings and respect the character and quality of it setting. Policy GD3 requires development to provide for its operational requirements (including parking). Policy GD5 expects trees to be retained wherever possible. Policy GD6 states that the layout of development should provide adequate scope for trees to grow and mature. Policy BN10 seeks to resists development, which would individually or cumulatively result in adverse changes in the character and appearance of Areas of Special Environmental Quality. Policy BN19 seeks to resists proposals, which would adversely affect sites of Nature Conservation Importance. Policy BN20 seeks to resist development, which

would adversely affect trees. Policy H5 allows redevelopment within the built up area provided that the development can be successfully integrated into the local area. Policy H11 allows proposals for residential care homes provided that the site is close to public transport and the design and standard of development is suitable for the intended occupiers. Policy H20 expects suitable outdoor space to be provided in new housing development according to the type and size of accommodation. Policy H22 seeks good design, including relationship with adjoining properties according to the characteristics of the site and surroundings. Policy T2 seeks to resist development which would significantly increase hazards for road users and Policy T9 requires development to meet its demand for access including parking to required standards.

6. Local Plan Policy GD1 also requires proposal for development to have regard to planning guidance published by the Council. Supplementary Planning Guidance (SPG) Note 3 Standards for New Housing Development relates specifically to separate housing units and therefore the guidance is not considered relevant to the determination of this application. However, SPG Note 4 Standards for Private Outdoor Space , SPG Note 6 Trees and Interim SPG Note 16 Parking Standards and Transport Contributions are relevant .

7. Regard must be had to national policy in Planning Policy Statements (PPS) 1 Delivering Sustainable Development , Planning Policy Guidance (PPG) 3 Housing – about maximising the re-use of previously developed land for housing, site context, parking provision and affordable housing, and PPG 13 – Transport – concerning parking and transport contributions.

PLANNING CONSIDERATIONS:-

8. From the inspection of the site and surroundings and from the written representations made, the main issues in this case are first the effect on the proposal on the character and appearance of the area, secondly the implications for neighbours’ living conditions with regard to impact on outlook, thirdly whether the level of car parking proposed would prejudice the safety and free flow of traffic along Balcombe Road and Blackwater Lane and fourthly whether the proposal would provide satisfactory living conditions for future occupiers in relation to dwelling floorspace and outdoor amenity space.

Character and appearance

9. The application site comprises a large two storey detached dwelling house and its garden, fronting onto the busy Balcombe Road, in an established part of the town. The surrounding area is mixed in character with dwellings being set well back from the frontage and also a hotel situated to the north of the application site. There is a footpath to the north of the site and a narrow strip of general amenity space either side. There are many tall trees, with further significant trees especially along the northern and southern borders of the site. Bordering the site to the south is the Worth Way, a footpath/cycleway which is a Site of Nature Conservation Importance.

10. The visual context of the site is set by the large detached properties, set within large individual plots and the mature trees which border much of the site. The neighbouring properties vary in terms of style with some comprising red brick with render and some half timbering as well as tile hanging on dormers. The proposal envisages the construction of a single 2 & 3 storey 51 bed care home, served by an a wider access off Balcombe Road leading to 19 parking spaces, in an area in front of the proposed building. The front of the block would be large and would be sited 4.4m from the common boundary of the application site to the north and 5m from to the south. As a result it is considered that it would dominate views from the eastern side

of Balcombe Road and would appear incongruous in comparison with the houses and the hotel, with which it would be seen, because of its width, bulk and height.

11. The Council’s Arboroicultural Officer has been consulted regarding the proposal states he has no major concerns regarding the proposal and the impact upon trees.

12. The application site is part of the Blackwater Lane Area of Special Environmental Quality (ASEQ). The area itself has a varied character with a number of different dwelling types, ages and styles, however the defining characteristic of the ASEQ is the mature landscaping setting within which the houses are set. Given the width, height and bulk of the proposed block, it is considered that it would have an adverse impact upon the character and appearance of the ASEQ, which is characterised by a mature landscape setting with buildings being set back from the frontage with gaps at the side. It is considered that such a marked change which would be brought about by the proposal, would be detrimental to the character and appearance of the ASEQ and the surrounding area.

13. The proposed block because of its width, bulk and height would appear domineering and oppressive. This impact would be compounded by the close proximity to the northern and southern boundaries. This impression would contrast with the other dwellings and buildings, which are set in from their side boundaries. It is acknowledged that some redevelopment of the site may occur at some time in the future but nevertheless, it is considered that the width of the proposal in particular would result in an overly cramped form of development.

14. In conclusion, the proposal would harm the character and appearance of the area because of the width, bulk and height of the block. There would therefore be a conflict with policies DEV1, GD1, GD2, BN10, H5, H11 and H22.

Impact on neighbours

15. The neighbours most likely to be directly affected by the proposal are those living in the two storey house of 25 Blackwater Lane, immediately to the west of the proposal, those living in the bungalow to the north of the site and those on the eastern side of Balcombe Road.

16. The proposed block facing towards 25 Blackwater Lane would be two storey in height. Although the occupiers of 25 Blackwater Lane would be aware of the proposal from the side windows and the rear garden, it is considered that it would not be overpowering or visually dominant, as the building is situated outside of the 45 degree area from the rear windows of the dwelling. In addition to this the roof is also hipped and therefore this further reduces the impact. There would be two windows in the western elevation, one at ground floor and the other at first floor level, however both would be for store rooms and not habitable rooms. There are also shrubs and other trees along this boundary which would further limit the impact on the neighbouring property. The proposal does seek to accommodate balconies on the upper floors, which although would not directly face towards 25 Blackwater Lane, views could be possible. If the Development Control Committee are minded to grant planning permission for the development, it is recommended that a condition is attached to require partial screening of the balconies to prevent any direct overlooking of the rear garden of 25 Blackwater Lane in order to protect the occupiers privacy.

17. For the occupiers of 23 Blackwater Lane, it is not considered the proposal would have a detrimental impact. Between the application site and 23 Blackwater Lane, there is a public footpath which has mature planting either side and this would reduce the impact of the proposal.

18. In conclusion it is considered that the proposal would not harm neighbours living conditions through impact on outlook and so would accord with policies GD1 and H5.

Parking Provision

19. The Interim SPG produced by the Council specifies a maximum parking provision for care homes (outside of the town centre and Three Bridges area) of 1 space per 20 for residents, 1 visitor space per 8 residents and 1 staff space per 5 residents. This would result in a maximum provision of 19 spaces. The proposal only seeks to make provision for 20 spaces and therefore the proposal would provide adequate parking in accordance with the Council’s adopted standards and so accord with policies DEV5, GD3, T2 and T9.

Living conditions for future occupiers.

20. The Council’s standards for new housing development are set out by SPG 3. The standards relate to new self-contained housing and are not considered relevant to this application. Therefore, a general approach has been adopted assessing whether there is sufficient space and facilities. Each of the rooms would be a minimum of 12 sq metres, with each room equipped with its own toilet facilities. There would also be a number of day rooms and other communal facilities. It is considered that there is sufficient space and facilities available for future occupiers.

21. In relation to outdoor amenity space, the SPG again sets standards fro guidance, though specifically for individual rear areas of outdoor space. In this case it is considered that the amount of communal amenity space is adequate. It is accepted that communal provision is appropriate here given the nature of the proposed accommodation. The accommodation is a care home and according to the applicants statement the home is mainly for elderly people who are unfortunately infirm. The main garden space for use by the residents will be provided as a small secure garden with patio and sitting out area.

22. In conclusion, it is considered that the proposal would provide satisfactory living conditions for future occupiers and would therefore accord with policies GD1, and H20.

Other Matters

23. The advice of PPG 3 seeks to make more efficient use of land by using previously developed land within urban areas for housing. However, this is to be done without compromising the quality of the environment. Essentially this proposal simply seeks to place too much development onto the site and so is unacceptable in environmental terms.

24. The proposal seeks to develop a care home which would provide a community benefit. However, notwithstanding the benefits associated with the proposal does not overcome the identified harm. It is considered that the proposal is seeking to accommodate too much development on the site. This would have a detrimental impact upon the character and appearance of the area, which is identified as an Area of Special Environmental Quality.

CONCLUSIONS:-

25. For the reasons given above and having regard to all matters raised, it is recommended that the application should be refused planning permission.

RECOMMENDATION RE: CR/2006/0218/FUL

REFUSE - For the following reason(s):-

1. The proposal would be detrimental to the character and appearance of the area because of the width, bulk and height of the block. The proposal would result in an unduly cramped form of development and therefore conflicts with policy DEV1 of the West Sussex Structure Plan 2001-2016 and policies GD1, GD2, BN10, H5, H11 and H22 of the Crawley Borough Local Plan 2000.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 004

REFERENCE NO: CR/2006/0221/FUL

LOCATION: 99 GALES DRIVE, THREE BRIDGES, CRAWLEY PROPOSAL: ERECTION OF 3 BED BUNGALOW IN REAR GARDEN

APPLICANT/AGENT

APPLICANTS NAME: Duarch Ltd., AGENTS NAME: DPDS Consulting Group, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Head of Transport Services

Consultation expiry date: 9 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 96,97,98,101 Gales Drive, Central Sussex College Annex, Three Bridges Infant School

REPLIES RECEIVED:-

5 letters of objection have been received raising the following issues: • Disturbance due to driveway adjacent to boundary being utilised by separate dwelling; • Loss of privacy including overlooking; • Loss of trees from the site; • Mature trees beyond the site may be damaged; • Plans inaccurate no garage shown to rear – existing trees not plotted; • Noise and fumes from additional vehicles and increase hazard to highway safety; • Proposal would set precedent.

THE APPLICATION SITE:-

1. The application site is a residential plot occupied by a derelict bungalow on the northern side of Gales Drive. The site is bounded a bungalow (97 Gales Drive) to the west, Three Bridges Infant School to the north, a house (101 Gales Drive) to the east and fronts and has access onto Gales Drive to the south.

2. The site has been partially cleared of overgrown shrubs and an oak tree in the northwest corner has been heavily pruned. A 1.8m close boarded fence delineates the north, east and west site boundaries.

THE PROPOSED DEVELOPMENT:-

3. The development proposes the erection of a 3 bedroom detached bungalow with detached single garage on the northern half of the plot (approximately half of the rear garden). Access to the bungalow would be via a driveway along the western boundary of the site.

PLANNING HISTORY:-

4. The current bungalow on this plot is in disrepair. Planning permission was refused for a replacement dwelling on this plot in December 2005 CR/2005/0737/FUL as the design of the proposed dwelling was considered to be poor. A revised submission for a replacement bungalow was granted planning permission in February 2006 (CR/2006/0047/FUL). The design of this dwelling included provision for two garages an integral garage and a driveway along the western boundary of the site to a detached garage to the rear.

PLANNING POLICY:-

5. The relevant policies for consideration of this application are set out in the adopted Crawley Borough Local Plan 2000. Policy GD1 deals with the normal requirements expected of all development, GD2 ensures development respects its setting, GD3 seeks the requirements necessary to ensure the safe and proper use of the site or building. Policies GD5 landscaping and GD8 safety and security and are also relevant.

6. Policy H5 deals specifically with residential infilling and redevelopment and states that this is normally acceptable within the built-up area provided the site and surroundings are suitable for residential development and there is not an adverse impact upon the character, appearance and amenity of the surrounding area and the development can be successfully integrated into the neighbourhood. Policy GD4 seeks to ensure comprehensive development of sites and seeks to avoid development which prejudices the proper planning and phasing of adjoining land.

7. Policy H20 on private amenity space is considered relevant reinforced by the guidance in Supplementary Planning Guidance (SPG) Note 4. SPG5 is also considered applicable in this case, the design principles set out in this document are also relevant to new residential buildings along with SPG3 which deals with internal building standards for new dwellings. Policies T2, T9 and guidance in SPG16 set out the parking and infrastructure requirements necessary for the development.

8. The advice contained within Planning Policy Guidance Note 3 (PPG3) is also considered a material consideration in this case. This seeks to secure a high standard of design, dwelling mix while making the most efficient use of urban land.

PLANNING CONSIDERATIONS:-

9. The key issues relevant in this case are the principle of an additional dwelling in this location and the form of development; the external design and appearance of the dwelling and its impact on the street scene / surroundings (including trees and landscaping); whether the development provides an acceptable living environment for future occupiers and the impact of the development on the amenities of neighbouring properties.

Principle and form of residential development

10. The site is in a sustainable location within the built-up area and in an existing residential area. The provisions of policy H5 are therefore applicable in this case.

11. The proposed development is for an additional unit within an existing 0.1 hectare plot. The form of development proposed is considered low density at 20 dwellings per hectare (dph) and does not strictly accord with the guidance in PPG3 which seeks a density of between 30-50dph. However the character of the area is that of large detached properties and in this case this density is considered appropriate to its surroundings. Policy GD4 seeks to ensure comprehensive development however the land surrounding the site is in various ownerships and while there is clearly potential for the wider redevelopment of this area which potentially could achieve a higher density, it is considered unreasonable in this case to justify a comprehensive approach to development as there is no certainty a more comprehensive scheme could come forward. This ‘backland’ form of development has been replicated at 95 Gales Drive and on balance is considered acceptable in this case.

The external design and appearance of the dwelling

12. The proposed dwelling is a bungalow designed with accommodation limited to the ground floor only and of modest form measuring 2.6m to the eaves and 5.2m to the ridge. The building is an ‘L’ shaped form with the key windows facing onto the proposed private amenity space. The dwelling is set back at least 1.8m from the site boundaries and the design and footprint is considered to reflect the characteristics of the site and is reasonably proportioned and in scale and character with plot.

Impact on the street scene / surrounding area

13. The dwelling would be sited in the rear garden of 99 Gales Drive and would not be readily visible from this road however there may be distant views of the detached garage.

14. The main public views of the dwelling would be from the public footpath to the north of the site which provides a route along the southern boundary of the Infant School. The character of this path is wooded with trees and shrubs on both sides of the path delineating the edge of the school boundary and some mature specimens in the rear gardens of properties in Gales Drive. There is a row of silver birch trees on the northern side of the path leaning towards the school which are located approximately 6m from the property boundary and 8m from the edge of the proposed bungalow, it is not considered these trees would be adversely affected by the development.

15. There is an existing oak tree within the application site which has been subject to some heavy pruning is not considered worthy of a Preservation Order, however there is scope along part of this boundary for some additional landscaping to reinforce the planting along the northern boundary of the site.

16. The eaves and roof of the bungalow would be most visible from the public footpath, and it is not considered this building would be detrimental to the character of the street scene. Barnend to the rear of 95 Gales drive is a detached property with a similar relationship to the footpath. The proposal is therefore considered to accord with policies GD2 and GD5 of the Local Plan.

Acceptability of accommodation

17. The proposed layout and size of the accommodation provided complies with the internal space standards set by SPG3 ‘New housing Development’. The garden area is well in excess of the minimum standards specified by SPG4 ‘Private Outdoor Space’. Parking and turn on site facilities can be accommodated appropriately on the site in accordance with the requirements of SPG16.

18. The dwelling is designed with the key windows facing over the proposed amenity space. Only the bathroom window and a secondary door overlook the site boundary within 2m of the boundary fence. It is considered the design and layout does provide an acceptable outlook for future occupants of the dwelling and there is sufficient separation (28m) between proposed habitable windows and the first floor windows of 99 Gales Drive to protect the privacy of future occupants, this exceeds the standards recommended in SPG4.

Impact on neighbouring properties

19. The proposed separation between the proposed dwelling and 99 Gales Drive is considered acceptable to protect the privacy and amenities of the occupants of both properties.

20. Number 101 Gales Drive is a 2 storey detached property to the east of the application site. There is a 1.8m close boarded fence delineating the boundary with this property. There is a door from the kitchen/dining room proposed in the east elevation which would be approximately 2m from this boundary and the key windows for the bungalow would face south and east into the proposed rear amenity space. The window to window separation between the nearest kitchen/dining window and the rear windows of 101 Gales Drive is 28m. This separation is considered adequate and there is no direct overlooking as the 1.8 boundary fence provides a level of privacy to both properties.

21. In respect of 97 Gales Drive, this property has its front door and several windows including a kitchen window and dining room window the side elevation facing the application site. Any direct views into these windows would be obscured by the existing boundary fence and also the existence of an existing canopy which extends along the side of the property. The nearest part of the bungalow would be 16m away and the property has been designed with no windows directly facing the rear elevation of this property. It is therefore considered that there is no loss of privacy to this property in terms of overlooking.

22. The driveway to the proposed dwelling would be adjacent to the boundary fence and would be utilised by occupiers of the dwelling resulting in pedestrian and vehicle movement associated with the dwelling. The 1.8m boundary fence is considered to afford adequate privacy to the neighbouring property in terms of the future use of the driveway.

23. To conclude, the proposal as designed is considered to protect the amenities of the surrounding properties and is therefore in accordance with policy GD1 and H5 of the Crawley Borough Local Plan. It is considered expedient to remove permitted development rights to the proposed bungalow to prevent any roof alterations which could include windows and could be detrimental to the privacy of the adjoinging properties.

CONCLUSIONS:-

24. It is considered that the proposal can provide an additional dwelling of an appropriate design with provides an adequate standard of accommodation for the future occupants and is designed to protect the amenities of neighbouring properties and the character of the area in accordance with the adopted Local Plan Policies.

RECOMMENDATION RE: CR/2006/0221/FUL

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

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

2. No development shall be carried out unless and until a schedule of materials and finishes to be used for external walls (and roofs) of the proposed building(s) have been submitted to and approved by the Local Planning Authority. REASON: To enable the Local Planning Authority to control the development in detail in the interests of amenity by endeavouring to achieve a building of visual quality in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.

4. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development ) Order 1995 (as amended) Classes B and C the roof of the building shall not be extended or altered in any way without the prior permission of the Local Planning Authority on an application in that behalf. REASON: In the interests of the amenities of the locality and privacy of the adjoining properties in accordance with policies GD1 and H5 of the Crawley Borough Local Plan 2000.

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

6. No work for the implementation of the development hereby permitted shall be undertaken on the site on Sundays or Public Holidays or at any other time except between the hours of 8 a.m. and 6 p.m. on Mondays to Fridays. REASON: To safeguard the amenities of nearby residents in accordance with Policy GD34 of the Crawley Borough Local Plan 2000.

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

8. No development shall take place unless and until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, hard and soft, which shall include indications of all existing trees and hedgerows on the land, and

details of any to be retained, together with measures for their protection in the course of development. REASON: In the interests of amenity and of the environment of the development in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

9. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of amenity and of the environment of the development in the accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

1. The proposal is considered appropriate to its location in terms of scale, design and siting. It would not affect the amenities of neighbouring properties or adversely affect the character of the area. The proposal is considered to accord with the Crawley Borough Local Plan and all relevant material considerations including: a. GD1 - The normal requirements of all development;

b. GD2 - Development and its setting; c. GD3 - Operational requirements; d. GD5 - Landscaping; e. H5 - Residential infill; f. H20 - Private amenity space g. T2/T9 - Transport and infrastructure; h. Supplementary Planning Guidance Notes numbers 3,4 and 16.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 005

REFERENCE NO: CR/2006/0230/FUL

LOCATION: LAND AT WEST GREEN DRIVE, WEST GREEN, CRAWLEY PROPOSAL: ERECTION OF VENT COLUMN

APPLICANT/AGENT

APPLICANTS NAME: Thames Water Property, AGENTS NAME: ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. BAA Safeguarding 2. Head of Transport Services 3. National Air Traffic Services (NATS) No safeguarding objections.

Consultation expiry date: 11 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 56-66 (evens) West Green Drive; British Red Cross Society; 1 Buckmans; 26-34 (evens) Small Mead;10-20 (evens) St. Peters Road; 8 St. Johns Road.

REPLIES RECEIVED:-

Two letters of objection have been received raising concerns that the vent pipe would omit foul smelling gas in this residential area.

THE APPLICATION SITE:-

1. The application site comprises highway land situated on the south side of West Green Drive opposite the junction with Buckmans Road.

THE PROPOSED DEVELOPMENT:-

2. Permission is sought for the erection of a vent column which will be up to 5.5metres high. The column is required to relieve the build up of air in the upgraded sewers which arises during storm conditions and to, ventilate the sewers before the contents is pumped away.

PLANNING HISTORY:-

3. There is no relevant planning history.

PLANNING POLICY:-

4. The relevant planning policies in the Crawley Borough Local Plan are GD1 and GD2.

PLANNING CONSIDERATIONS:-

5. The main considerations in determining this application related to whether the proposed vent would detract from the amenities of neighbouring residents. The appropriateness of the design of the vent and its impact on the street scene is also relevant.

6. Representations received in response to this application have raised concerns as to the nature of the gas that will be omitted from the vent in view of its proximity to nearby residential properties. Therefore, Thames Water was requested to supply additional information in order for the impact of the proposal to be assessed.

7. The scheme forms part of works required in connection with the upsizing of the existing sewer pipes. This is required to alleviate flooding to several properties in Ifield Road and a number of properties in Town Mead caused by the hydraulic incapacity of the existing sewers. The pipes therefore being served by the vent will not be foul sewers but are required for surface run off water only. The vent will therefore only omit air which is displaced by water in the pipes during extreme storm conditions. There will therefore be no adverse effects on neighbouring residents.

6. The column has been designed to blend in with the street scene and will resemble a street lamp. It will therefore not detract from the street scene and will be viewed in the context of the trees and other street furniture within the immediate vicinity.

CONCLUSIONS:-

7. In conclusion the proposed vent is considered acceptable and will not detract from either the street scene or amenities of the surrounding properties. It therefore accords with policies GD1 and GD2 of the Crawley borough Local plan.

RECOMMENDATION RE: CR/2006/0230/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. Before the vent hereby permitted is erected details of its colour and finish shall be submitted to and approved by the Local Planning Authority before development is commenced. REASON: In the interests of amenity to achieve a reasonable visual quality in the street scene in accordance with Policy GD1 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

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

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 006

REFERENCE NO: CR/2006/0233/NCC

LOCATION: CRAWLEY HOSPITAL, WEST GREEN DRIVE,WEST GREEN, CRAWLEY PROPOSAL: VARIATION OF CONDITION 5 OF PLANNING PERMISSION CR/2004/0492/FUL TO EXTEND WORKING HOURS TO 8.00AM TO 8.00PM MONDAYS TO FRIDAYS AND 8.00AM TO 1.00PM SATURDAYS

APPLICANT/AGENT

APPLICANTS NAME: Surrey & Sussex Health Care NHS Trust, AGENTS NAME: Chapman Taylor Heathcare, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. Env. Health Division No objections to hours on works being extended to 8am Monday to Friday and 8am to 1pm on Saturdays.

Consultation expiry date: 12 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 31-39 (odds),72-88 (evens) West Green Drive;1-37 (odds) Smalls Mead;22- 40 (evens) Meadowlands; 2 and 4 The Grove; 4,5,6,7,8,9 and 10 Lodge Close;76-88 (evens),101 and 103 Ifield Road.

REPLIES RECEIVED:-

One letter of representation objection to an extension of the working hours because they already been working outside permitted hours and works after 6pm would cause considerable disturbance.

THE APPLICATION SITE:-

1. Crawley Hospital occupies a large site situated on the south-west side of West Green Drive and north of Ifield Road

THE PROPOSED DEVELOPMENT:-

2. Permission is sought for the variation of Condition 5 of planning permission CR/2004/0492/FUL to extend the working hours to 8am to 8pm Mondays to Fridays and 8am to 1pm on Saturdays.

PLANNING HISTORY:-

3. Various permissions have been granted over the last 10 years for works in conjunction with the continued use of the site as a hospital. The condition to which this application

refers however is attached to a permission granted on the 11 August 2006 for the erection of single storey extensions to the Stage 4 Building for Older Persons Mental Health Services and erection of single storey extension, and new canopy to lower ground floor of Stage 1 Building for Walk in Treatment Centre.

PLANNING POLICY:-

4. The relevant policies in the Crawley Borough Local Plan are GD1 and GD34 which deals with construction work.

PLANNING CONSIDERATIONS:-

5. The main considerations in determining this application relate to whether an extension to the working hours would cause unreasonable disturbance to surrounding residents.

6. The condition was originally attached to the permission to safeguard the amenities of nearby residents in accordance with Policy GD34. The applicants have stated in support of the application that the Hospital Trust have found that the day to day provision of health care at Crawley Hospital is being severely affected by construction works on site. The noise and vibration caused by construction work has affected the ability of doctors to treat patients appropriately. They have therefore asked that construction working hours can be extended so that construction can start and finish outside normal hospital out-patients working hours. It is envisaged that with the revised working hours the extensions will be completed in January 2007.

7. Environmental Health were consulted on the application and the hours of works have now been amended to accord with their recommendations. Permission was originally being sought for works to start at 7am and finish at 9pm, which was considered to be unreasonable given the proximity of some of the neighbouring properties.

CONCLUSIONS:-

8. The revised hours now reflect the advice received from the Environmental Health Department and are considered to represent a reasonable compromise for both the special operational requirements of the Hospital and surrounding residents. The grant of permission is therefore recommended

RECOMMENDATION RE: CR/2006/0233/NCC

PERMIT

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 007

REFERENCE NO: CR/2006/0238/RG3

LOCATION: CREASYS DRIVE ADVENTURE PLAYGROUND, CREASYS DRIVE, BROADFIELD, CRAWLEY PROPOSAL: ERECTION OF NEW 2.4M HIGH PALISADE SECURITY FENCE

APPLICANT/AGENT

APPLICANTS NAME: Crawley Borough Council, AGENTS NAME: Crawley Borough Council, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. P & PS No objection 2. Arboricultural Officer Reply awaited

Consultation expiry date: 16 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 16, 17, 18, 19, 20, 26 and 27 Jackson Road.

REPLIES RECEIVED:-

None.

THE APPLICATION SITE:-

1. The application site comprises a children’s adventure playground consisting of a large wooden structure, slides and climbing frames on the edge of the residential neighbourhood of Broadfield. There is a slight change in levels over the application site, as it slopes upwards towards the east. The surrounding area is mainly rural in character, with two storey modern housing situated immediately to the east of the site. To the west of the site is the existing Adventure Playground with a variety of swings, climbing frames and other structures commonly associated with playgrounds. Beyond this and further west is the existing community centre, and recently constructed ‘Sure-Start Building’ with an associated area of car parking.

THE PROPOSED DEVELOPMENT:-

2. The development proposed is for the erection of a 2.4m high palisade fence around the perimeter of the recently constructed adventure playground.

PLANNING HISTORY:-

3. Planning permission was granted for the erection of the adventure playground under application CR/2005/0423/RG3.

PLANNING POLICY:-

4. The development plan for the area includes the Crawley Borough Local Plan 2000. The policies considered relevant to the determination of this application are GD1, GD2, GD8, C1, C13, and RL8.

PLANNING CONSIDERATIONS:-

5. The main issue in this case is the impact of the proposed fence upon the character and appearance of the surrounding area.

Character and appearance.

6. The visual context of the site is set by the substantial trees which are set in and around the application site and the adjoining houses to the east. Currently, there is a 2m high meshed fence which runs around the application site. This has been extended adjacent to the houses which adjoin the site to the east to provide prevent balls passing over the fence and measures approximately 3.5m in height.

7. The proposal envisages the removal of this fence and the erection of a 2.4m high palisade fence. The fence would enclose the adventure playground on three sides, with the existing community centre and entrance situated to the west. The southern part of the fence would face towards the existing woodland and A264 and therefore would be shielded from wider views. The northern part of the fence would be adjacent to an existing playing filed. Its prominence would increase somewhat due to the fact that the playing field is set at a lower level than that of the Adventure Playground. However, its impact on the character and appearance of the surrounding area would be reduced somewhat due to its distance from Creasy’s Drive. Along the eastern boundary where it adjoins the adjacent housing the existing 3.5m high fence would be removed and replaced with the 2.4m high palisade fence.

8. When the site was visited on the 3 rd of May 2006 there was evidence of attempted vandalism, and there were holes in the existing wire meshed fence where it had been damaged. The proposed palisade fence would be a more robust structure, which would make it difficult to vandalise and climb over. Given the evidence of attempted vandalism, it is considered that the current fence is not adequate to protect the adventure playground. It is considered that its visual impact could be reduced by attaching an appropriate condition to any planning permission requiring the fence to be painted green for example.

9. In conclusion, it is considered that the proposed fence is necessary to safeguard the adventure playground from vandalism. It would not have a detrimental impact upon the character or appearance of the surrounding area, or upon the adjacent residential properties. Therefore the proposal is considered to accord with policies GD1, GD2, GD8, C1, C13 and RL8.

CONCLUSIONS:-

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

RECOMMENDATION RE: CR/2006/0238/RG3

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

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

2. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that Order with our without modification) the fence hereby permitted shall not be painted other than in such colours as shall be agreed in writing with the local planning authority. REASON: To enable the Local Planning Authority to be able to control the development in detail in the interests of amenity in accordance with policy GD1 of the Crawley Borough Local Plan 2000.

REASON FOR APPROVAL

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

a. GD1 - The Normal Requirements of All Development, b. GD2 - Development and its Setting, c. GD8 - Safety and Security, d. C1 - Development Beyond the Built up Area Boundary, e. C13 - Development for Recreation and Leisure, f. RL8 - Recreation Facilities in Neighbourhoods.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 008

REFERENCE NO: CR/2006/0250/LBC

LOCATION: THE TREE, 103 HIGH STREET, NORTHGATE, CRAWLEY PROPOSAL: ATTACHMENT OF 38CM BLUE PLAQUE TO MARK SITE OF JOHN LEECH'S HOME

APPLICANT/AGENT

APPLICANTS NAME: Crawley Arts Council, AGENTS NAME: Mr P Young, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. P & PS 2. CP49 - County Architect No objection.

Consultation expiry date: 23 May 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: The Tree; Sterling House; The Punch Bowl PH; Golden Griddle; Sussex House; 2 & 4 The Boulevard; DSS.

REPLIES RECEIVED:-

No reply.

THE APPLICATION SITE:-

1. The property is a two-storey, 15 th/ 16 th Century timber-framed house, which has been extended in the 18 th , 19 th and 20 th Centuries. It is currently home of the Crawley Citizen Advice Bureau and other Voluntary Services.

THE PROPOSED DEVELOPMENT:-

2. The proposal comprises attaching a 38cm diameter Blue Plaque to the front of the dwelling, to the east of the front door. The plaque is sponsored by the Crawley Arts Council and is to commemorate John Leech who lived there from 1833 as a medical student. He later illustrated the Christmas Stories of Charles Dickens.

PLANNING HISTORY:-

3. There is no specific planning history relevant to the decision. However, similar plaques have been approved to Listed Buildings, e.g. Caxtons, Turners Hill Road and The George Hotel, High Street.

PLANNING POLICY:-

4. The relevant planning policy to this application is GD1, GD2, BN7, BN11 and BN12 of the adopted Crawley Borough Local Plan 2000.

PLANNING CONSIDERATIONS:-

5. The main planning considerations are the impact of the plaque on the character of the listed building and the surrounding streetscene and High Street Conservation Area.

CONCLUSIONS:-

6. It is considered that the proposed plaque would be appropriate to the building, in terms of its colour, siting and design. For the same reasons, it is also considered that the plaque would not have an adverse impact on the surrounding streetscene or conservation area.

RECOMMENDATION RE: CR/2006/0250/LBC

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

1. The works for which Listed Building Consent is hereby granted must be begun not later than the expiration of three years beginning with the date of this consent. REASON: To comply with Section 18 of the Town & Country Planning (Listed Buildings & Conservation Areas) Act 1990.

2. Upon completion of the work for which Listed Building Consent is hereby granted, any damage caused to the fabric of the building shall be made good to the satisfaction of the Local Planning Authority. REASON: To preserve the special character of the building for the future in accordance with Policy BN11 of the Crawley Borough Local Plan 2000.

CRAWLEY BOROUGH COUNCIL DEVELOPMENT CONTROL COMMITTEE - 5 June 2006 REPORT NO: PS. 254 ITEM NO: 009

REFERENCE NO: CR/2006/0257/FUL

LOCATION: PUBLIC OPEN SPACE, OFF SQUIRREL CLOSE, LANGLEY GREEN, CRAWLEY PROPOSAL: ERECTION OF 24 FLATS IN A SINGLE TWO/THREE STOREY BLOCK OF 14 X ONE BEDROOM AND 10 X 2 BEDROOM UNITS WITH 32 CAR SPACES, EXT. STORES AND LANDSCAPING

APPLICANT/AGENT

APPLICANTS NAME: Hyde Housing Association, AGENTS NAME: Robinson Kenning & Gallagher, ______

AMENDED PLANS/DRAWINGS:

CONSULTATIONS

Type Comments

1. WSCC Planning Library contributions of £1,290 2. BAA Safeguarding Reply awaited. 3. P & PS No comment. 4. Head of Transport Services Reply awaited. 5. National Air Traffic Services (NATS) Reply awaited. 6. Police Reply awaited. 7. Russell Allison, Housing Enabling & Development 8. Susan Barratt - Amenity Services Reply awaited.

Consultation expiry date: 5 June 2006

NEIGHBOUR LETTERS SENT:-

The Occupier: 1-7 (odds) Fox Close; 1-5 (odds) Squirrel Close; 2-14 (evens) Squirrel Close; 11-25 (odds) Rushetts Road; 22-46 (evens) Brock Road.

REPLIES RECEIVED:-

1 letter of representation has been received raising the following issues: • Loss of privacy as building is 3 storey; • Increased noise and pollution; • Increase in traffic congestion and parking problems; • Proposal represents overdevelopment and would put pressure on service infrastructure; • Proposal is out of character with 2 storey surroundings; • Loss of open space.

THE APPLICATION SITE:-

1. The application site is 0.3 hectares of flat mown grass used as informal amenity space. There is a public footpath along the southeast boundary of the site which connects Squirrel Close with Rushetts Road adjacent to which is a mature beech hedge, there are a few mature trees along the northwest boundary of the site.

2. The site is bounded by the rear gardens of properties in Rushetts Road to the northeast, Brock Road to the northwest and Fox Close to the southwest. The front gardens of number 4-14 Squirrel Close overlook the site to the southeast. There is currently no vehicular access onto the land however the turning head for Squirrel Close lies just beyond the southern site boundary.

THE PROPOSED DEVELOPMENT:-

3. The application is for the erection of 24, 1 and 2 bedroom flats. The development would comprise a single 2 / 3 storey block with access to the site proposed from Squirrel Close to the south.

4. The proposed building which would is broadly rectangular in footprint would be centrally located within the site. The flats would have access via 2 entrances located on the southwest elevation. Parking for the site is provided in a single parking area on the southwest part of the site, the land around the remaining elevations of the building would be utilised as amenity space.

5. The applicant is Hyde Housing Association and therefore all the units proposed are affordable housing.

PLANNING HISTORY:-

6. An application for the same number of units consisting of a different footprint and layout was withdrawn in May 2006 (CR/2005/0874/FUL).

PLANNING POLICY:-

7. The site is identified in the adopted Crawley Borough Local Plan 2000 as a housing allocation under policy H3C(29). A development principles statement was prepared for the site in May 2003.

8. The general policies in the Crawley Borough Local Plan include policy GD1 on the design and impact of development, GD2 on townscape and character, GD3 on operational requirements including parking, GD8 on safety and security and GD5/GD6 relating to the landscaping of development are material in this case.

9. In addition housing policies H6/H7 seek a suitable mix of dwellings. Policy H8 and SPG10 require the provision of subsidised and low-cost housing on allocated and unidentified sites. Policies H20, H22 require development of a good size and standard with adequate outdoor space for future occupiers. Policies T27 and T28 deal with cycle provision.

10. Supplementary Planning Guidance (SPG) Notes 3 “Standards for new development” and 4 “Standards for Private open space” are relevant along SPG16 “ Parking Standards and Infrastructure Contributions” and SPG17 “Higher Density Housing”.

11. In addition to the development plan and Supplementary Planning Guidance Notes PPG3 ‘Housing’ seeks to secure a high standard of design, dwelling mix and whilst making the most efficient use of urban land. PPS1 and PPG13 are also relevant. PPG17 states that existing open space should not be developed for housing or other

forms of built development in urban areas unless the planning authority demonstrates that they are surplus to requirements.

12. PLANNING CONSIDERATIONS:-

Principle of residential development in this site (loss of amenity space)

13. The site was identified for residential use and allocated in the adopted Crawley Borough Local Plan 2000 which was the subject of a Public Inquiry prior to its adoption. The suitability of the site for residential purposes was considered as part of this process along with the loss of the site as amenity/open space under the provisions of PPG17 when it was concluded that there would be sufficient access to green space in this area if the site was released for housing.

Effect of the development on the character and appearance of the surrounding area

14. The proposed development represents a density of 72 dwellings per hectare, significantly higher than its surroundings and beyond the 30-50dph suggested in PPG3. The site however is in a sustainable location close to the neighbourhood centre and it is considered can accommodate a high density form of development subject to the building respecting the character of the area.

15. The proposed building is 3 storey in height which is in contrast to the 2 storey buildings that surround the site. . The general style and detail of the proposed blocks have been designed to reflect the simple features of the surrounding new town properties. The design is not as a landmark building but while larger in scale has sought to replicate the detailing of the surrounding architecture with the use of brick and tile detailing, windows under the eaves and a shallow pitched roof.

16. The building centrally located within the plot which allows space around the building and the step change to the 3 storey scale. The building will be prominent and while larger in scale the building and its grounds will read as development in its own right and it is not considered that it would appear as an incongruous addition in the street scene or wider area. The only public views of the building would be from the access into Squirrel Close and from the public footpath along 4 -14 Squirrel Close, here the two storey element of the design is most prominent, and provides a visual transition to the 3 storey element beyond.

17. The design is considered to respect the character of the area and is therefore in accordance with policies GD1, GD2, H22 in the Local Plan and the advice in SPG17.

Effect on the amenities of neighbouring properties

18. The 3 storey building would be centrally located on the plot and where the building is closer to the site boundaries is stepped down to 2 stories.

19. The properties 4-14 Squirrel Close front onto the site and a public footpath and would face the 2 storey section of the building. The window to window separation here is 20m which is considered adequate to afford privacy to both existing and future occupants. The applicant proposes to landscape the grounds between the existing footpath which will soften the impact of the development and afford additional privacy.

20. The 3 storey front elevation of the building fronts the rear gardens of properties in Fox Close. The window to window separation here would be 31m at is closest point which is considered adequate. While these properties would back onto the proposed car park the layout has allowed space along the boundary for additional planting which would provide a visual barrier maintain privacy.

21. The distance between the 3 storey side elevation and the rear of properties in Brock Road would be 29m, this level of separation is considered adequate the more mature landscaping along this boundary would be retained to soften the impact of the building beyond.

22. The rear (northeast) elevation would face towards properties in Rushetts Road At 3 storey level the building would be 33m from these properties at its closest point and the 2 storey element would be 14m from the flank wall of 13 Rushetts Road. This level of separation is considered acceptable and a condition ensuring the windows in the storey element closest to this boundary are obscure glazed is considered expedient to protect the privacy and amenity of the neighbouring properties. In this case the layout of the development would allow for some landscaping to take place along the site boundaries to soften the impact of the development and afford privacy to neighbours and future occupants.

Parking and access

23. Access to the site would be via the turning head off Squirrel Close. Squirrel Close would be widened, a new turning head formed partially within the site boundary and the parking reconfigured. 8 new spaces would be provided within the original highway verge to replace the off-street parking lost as a result of the creation of the new access. These spaces would be within the public highway and available to existing residents in nearby properties and would more than compensate for the loss of on-street parking lost from the existing turning head.

24. 32 parking spaces are provided for the occupants of the development and this is in accordance with the standards set out in SPG16. The car park is proposed as a single area, the security of which would benefit from being overlooked by the 2 entrances to the building and some of the flats, the parking bays interspersed between the entrance to the building and the rear boundaries of properties in Fox Close. The parking spaces have been broken up by areas of landscaping and the use of grass concrete paviours and a 1.5m planting strip is proposed along the site boundary to screen the parking area from the neighbouring properties. The design of this parking area is considered adequate, details of which can be controlled via conditions to ensure adequate planting, materials and control any lighting.

Adequacy of the accommodation proposed for the occupants

25. The development in terms of the accommodation provided complies with the advice in SPG3 relating to floorspace and the layout provisions in terms of room sizes and storage facilities.

26. 2 ground floor flats on the northwest corner of the development would share have private gardens which in terms of size comply with the guidance set out in SPG4. The remaining 22 flats share private amenity space of approximately 940m 2 (which is only 50m 2 below the standard required in SPG4). In this case this deficit is not considered significant and the amenity area is of a size and form which is accessible to residents as well as providing a landscaped setting to the occupants of the flats. The proposal therefore accords with policies H20 and GD1.

Other matters

27. The applicants would be required to enter into a Section 106 agreement to ensure that the development is retained as affordable housing, provide a public open space contribution of £19,200, £1,290 library contribution and a total access demand contribution of £……..

CONCLUSIONS:-

28. The proposed development of this allocated housing site would provide for 24 affordable housing units. The scheme has been designed to respect its surroundings, protect the amenities of residents and satisfies the space and parking standards for new dwellings adopted by the Council. Permission is recommended subject to the completion of a Section 106 Agreement as detailed above.

RECOMMENDATION RE: CR/2006/0257/FUL

PERMIT - Subject to the following condition(s):- Subject to completion of Section 106 Agreement to secure the following......

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.

4. The windows on the east elevation of the building serving flat 1 and flat 10 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.

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

6. The development hereby permitted shall not proceed until details of the proposed surface water (and foul) drainage and means of disposal have been submitted to and approved by the Local Planning Authority and no building shall be occupied until all drainage works have been carried out in accordance with such details as approved by the Local Planning Authority. REASON: To ensure that the proposed development is satisfactorily drained in accordance with Policy GD24 of the Crawley Borough Local Plan 2000.

7. No external lighting or floodlighting shall be installed without the prior written approval of the Local Planning Authority.

REASON: To safeguard the amenities of nearby residents in accordance with Policy GD9 of the Crawley Borough Local 2000.

8. Before the buildings hereby permitted are occupied details of the dustbin enclosure(s) and provision for secure cycle storage shall be provided as part of the development in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the siting and design thereof. REASON: To safeguard the appearance of the property and the amenities of the area in accordance with Policies GD1, GD3, T27 and T28 of the Crawley Borough Local Plan 2000.

9. No development shall take place unless and until there has been submitted to and approved by the Local Planning Authority a scheme of landscaping, hard and soft, which shall include indications of all existing trees and hedgerows on the land, and details of any to be retained, together with measures for their protection in the course of development. REASON: In the interests of amenity and of the environment of the development in accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

10. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner, and any trees or plants which within a period of five years from the completion of the development die, are removed, or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless the Local Planning Authority gives written consent to any variation. REASON: In the interests of amenity and of the environment of the development in the accordance with Policy GD5 of the Crawley Borough Local Plan 2000.

11. The existing trees/bushes/hedges shall be retained/protected in a manner to be agreed with the Local Planning Authority before the development commences for the duration of the development and shall not be damaged, destroyed, uprooted, felled, lopped or topped during that period without the previous written consent of the Local Planning Authority. Any trees removed without such consent or dying or being severely damaged or becoming seriously diseased during that period, shall be replaced in the following planting season with trees of such size and species as may be agreed with the Local Planning Authority. REASON: To ensure the retention of vegetation important to the visual amenity, /the ecological quality and for the environment of the development in accordance with Policy GD5 and GD34 of the Crawley Borough Local Plan 2000.

12. No work for the implementation of the development hereby permitted shall be undertaken on the site on Sundays or Public Holidays or at any other time except between the hours of 8 a.m. and 6 p.m. on Mondays to Fridays. REASON: To safeguard the amenities of nearby residents in accordance with Policy GD34 of the Crawley Borough Local Plan 2000.

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

14. The development hereby permitted shall not be commenced unless and until the access and parking improvements in Squirrel Close (as indicated on the approved plan number 05-2017-P020) have been designed, laid out and constructed in accordance with plans and details to be submitted to the Local Planning Authority for approval.

REASON: To facilitate the access to the site and provide alternative parking arrangements for residents during the construction period in accordance with policies GD3, GD34 and T2 of the Crawley Borough Local Plan 2000.

15. Building work shall not commence until details of the space to be laid out for stationing vehicles clear of the public carriageway have been approved by the Local Planning Authority and the building shall not be occupied until such space has been surfaced, drained and completed. The space so approved shall not thereafter be used other than for the parking of vehicles in connection with the development hereby permitted. REASON: In the interests of road safety in accordance with Policies GD3 and T9 of the Crawley Borough Local Plan 2000.

16. The access(es) from the site to the public highway shall be designed, laid out and constructed with kerb radii/ visibility splays and sight lines in all respects in accordance with plans and details to be submitted to and approved by the Local Planning Authority before any other operation or use authorised by this permission is commenced. REASON: In the interests of road safety and to accord with approved Policy GD3 and T2 of the Crawley Borough Local Plan 2000.

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

18. No development shall take place unless and until details of the layout and specification of and construction programme for the roads, footpaths and casual parking areas/the foul and surface water drainage and means of disposal/have been submitted to and approved by the Local Planning Authority. No house building shall be occupied until the above infrastructure has been provided in accordance with such approved details to the established highway network.

REASON: To secure satisfactory standards of access and drainage for the proposed development in accordance with Policy GD3 and T2 of the Crawley Borough Local Plan 2000.

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

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

21. No work shall be carried out on site unless provision is available within the site, in accordance with plans and details approved by the Local Planning Authority, for all temporary contractors' buildings, plant and stacks of materials associated with the development and such provision shall be retained for these purposes throughout the period of work on the site.

REASON: To avoid undue congestion on the site and consequent obstruction to access in accordance with Policy GD34 and T2 of the Crawley Borough Local Plan 2000..

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

INFORMATIVE HEADER

1. The applicants will be required to enter into a Section 38/111/278 Agreement with West Sussex County Council for the access and improvements to Squirrel Close.

2. 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 requirement within the British Standard Code of Practice for the safe use of cranes, for crane operators to consult the areodrome before erecting a crane in close proximity an areodrome. This is explained further in Advice Note 4 'Cranes and Other Constructional Issues' (available at www.caa.co.uk/srg/aerodrome).

REASON FOR APPROVAL

1. The decision to grant planning permission has been taken having regard to the policies and proposals in the adopted Crawley Borough Council Local Plan 2000 set out below, and to all relevant material considerations. a. GD1 - The Normal Requirements of All Development; b. GD2 - Development and its Setting; c. GD3 - Operational REquirements of the site d. H3C(29) - Housing allocation e. H6/H7/H7 - Housing mix and affordable housing f. H20/H22/SPG17 - Good design g. T2, T9, T27, T28 - Highways, parking and cycle provision h. Supplementary Planning Guidance Notes 3,4 and 16