Decision details

To propose an introduction of new Article 4 Directions that would apply to specific main employment areas. The intention of the Directions would be to remove permitted development rights that currently allow the B1a (office), B1c (light industrial) and B8 (storage and distribution) premises to convert to residential use through prior approval.

The Cabinet Member for Planning and Economic Development presented report PES/314 of the Head of Economy and Planning, which detailed the proposal to issue Article 4 Directions on four key employment areas within the Borough, namely: Lowfield Heath, Maidenbower Business Park, Tilgate Forest Business Centre and the majority of the Three Bridges corridor (including Denvale Trade Park, Stephenson Way, Spindle Way). It was noted the Council had previously placed an Article 4 Direction for the Manor Royal due it being the main employment area with the Borough.

The purpose of the use of the Article was to protect offices and other employment hubs, from being conversed to housing by permitted develop. It was stated that the problem with the use of permitted development was, firstly that no planning requirements such as minimum floor space conditions, bin stores, or infrastructure contributions such as CIL or S106 payments were required for such developments. Secondly it was significantly reducing the employment opportunities for residents of the Borough, by removing office and thus employment venues, it meant there would be less places where people could work.   

Councillors Lamb, Jones, Skudder and Thomas also spoke as part of the discussion in support of the report. Views were expressed in support of the recommendations as the use of office block conversions to housing normal meant unsuitable living conditions for those residents of those building and hindered local government by removing the funding through CIL and S106 payments to provide the required infrastructure for those properties.

RESOLVED

That the Cabinet

a)         approves the making of non-immediate Article 4 Directions under the Town and Country (General Permitted Development Order) 2015, removing the permitted development right for offices (Use Class B1a), light industrial (Use Class B1c) and storage and distribution (Use Class B8) to convert to residential (Use Class C3) for the areas outlined in bold on the plans at Appendix A. The Directions will apply to the designated main employment areas at Lowfield Heath, Maidenbower Business Park, Tilgate Forest Business Centre and the majority of the Three Bridges Corridor.

b)         delegate authority to the Head of Economy and Planning in consultation with the Cabinet Member for Planning and Economic Development to formally confirm the non-immediate Article 4 Directions set out at 2.1(a) above following the 12 month notification period, if having fully considered all representations made during the consultation period, they are of the opinion that the Article 4 Directions should be made. (Generic Delegation 3 will be used to enact this recommendation).

c)         requests that work commences to scope the feasibility and expediency of making a Town Centre Article 4 Direction(s) and that a consideration report be brought back to Cabinet on this matter in due course.

Reasons for the Recommendations

Crawley’s economy has grown by 31% since 2010, and there is strong potential for further economic growth in Crawley. Many existing companies are seeking to expand their operations, and new companies are enquiring about opportunities to locate in the borough. However, a major impediment to continued growth is that Crawley has a very limited supply of available new business land, and the Local Plan identifies a land supply deficit of 35 hectares. Further, the borough of Crawley has lost 61,500 square metres of commercial space to residential development via permitted development rights.

In some cases, main employment areas have been undermined to such an extent by the introduction of residential uses, that the overall employment function of the designated area has been lost. Non-immediate Article 4 Directions are therefore proposed for selected main employment areas, in order to remove these permitted development rights, and protect the important economic function of these locations.