Agenda item

Planning Application CR/2021/0248/FUL - The Base, Fleming Way, Northgate, Crawley

To consider report PES/378cof the Head of Economy and Planning.




The original report and minutes of the prior consideration of this application are attached as appendices A and B to this item respectively.




The Committee considered report PES/378c of the Head of Economy and Planning which proposed as follows:


Demolition of the existing buildings and redevelopment of the site to provide two buildings (use class B8 - storage or distribution) with ancillary offices, parking and service yards, new site access, landscaping, boundary treatments and associated works.


Councillors A Belben, Burrett, Jaggard, and P Smith declared they had visited the site.


The Group Manager (Development Management) provided a verbal summation of the application, which the Committee previously resolved to permit on 29 June 2021.  The application had since been affected by Natural England’s position statement on water neutrality and therefore required further consideration.  The report set out the proposed development’s estimated water usage which was considered, via assessment, to be lower than that of the previous site occupant.  This was demonstrated through a Water Usage Analysis Report, Water Neutrality Report, BREEAM water consumption calculations,and information on likely occupancy and metering rates.  An appropriate assessment document was being drawn up by officers for consideration by Natural England. 


The Committee heard that since it had first considered the application, the applicant had used the delay to provide further information which removed the need for pre-commencement conditions.  This information included details of the materials and design of the building, a revised Construction Management Plan to address issues of ecology, an acceptable contamination strategy, and revised district energy network requirements.


The Officer updated the Committee that, since the publication of the report, minor amendments had been required to condition 5.  Conditions 25 and 26 were also subject to amendment and were to be merged to create a single condition 25.  It was also explained that the wording of the recommendation was to be changed to remove mention of the completion of a Section 106 agreement as this agreement had been finalised.


The Committee then considered the application.  Upon receipt of a query regarding differences in the conditions compared to the original report (considered in June 2021) the Officer confirmed that changes had been made, such as the amalgamation of conditions, but assured the Committee that all relevant information was included.  The Committee also discussed potential changes to the use class of the proposed building in the future and the resulting impact on water usage.  The Officer confirmed that condition 3 sought to restrict the use class to storage and distribution which removed permitted development rights for changes to more water-intensive uses.  However the planning system was not able to control all scenarios, so a change of occupier within the same use class could be more difficult to regulate.


Committee members highlighted the unprecedented nature of the water situation in the local area and its unique impact on planning applications, and commended officers for the comprehensive information provided.




Delegate the decision to amend condition 4 (subject to the finalisation of the materials schedule) and permitthe application to the Head of Economy and Planning, subject to the conclusion of consultation with Natural England and the conditions set out in report PES378c, including amended conditions 5 and 25 as follows:


5. The window profiles, entrance doors and building finish details shall be constructed in accordance with approved drawing numbers C227/4012 Rev t1, C227/4013 Rev t1, C227/4015 Rev t1, C227/4016 Rev t1, C227/4018 Rev t1, C227/4019 Rev t1, C227/4020 Rev t1 and C227/4021 Rev t1 unless otherwise agreed in writing by the Local Planning Authority.

REASON: To control the development in detail and to ensure a high quality development in accordance with policies CH2 and CH3 of the Crawley Borough Local Plan 2015-2030.


25. No above ground development shall take place until precise details of the low-flow water fittings and rainwater harvesting system to be installed for both units to achieve at least a 40% improvement on the BREEAM baseline standard and to meet the target of 3 credits for the WAT 01 category in line with the proposed water calculations set out in paragraph 3.89 and 3.10 of Water Environment Technical Note Rev C02 21171-WRC-TN-04 C02 have been submitted to and agreed in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the agreed details.

REASON: In order to comply with the Natural England Position Statement on water neutrality received on 14 September 2021, to ensure that the development does not cause an adverse impact upon protected habitats in the Arun Valley, including the Amberley Wild Brooks Site of Special Scientific Interest (SSSI), the Pulborough Brooks SSSI and the Arun Valley Special Protection Area/Special Area of Conservation and Ramsar sites, that would be in breach of the Conservation of Species and Habitats Regulations 2017.


Supporting documents: