Minutes:
The Committee considered report PES/447d of the Head of Economy and Planning which proposed as follows:
Outline application for up to 300 self-contained affordable residential units to provide later living (C2 use class) and affordable rent/shared ownership (C3 use class) accommodation with private and communal amenity space, two units for either commercial, business and service (E use class) or local community and learning (F use class) uses, creation of new vehicular access from Haslett Avenue East, closure of existing vehicular access from Southgate Avenue, formation of a new landscaped public realm area to the south of Crawley Library and ancillary facilities such as vehicle parking, cycle and bin stores and plant rooms (access and scale to be determined, with layout, appearance and landscaping forming reserved matters).
Councillors Ali, Charatan, Jaggard, S Mullins, Mwagale, Nawaz, and Pritchard declared they had visited the site.
The Acting Group Manager (Development Management) provided a verbal summation of the outline application, which sought permission for a development of residential units and associated works on a currently vacant site at Telford Place in Three Bridges. It was explained that if the outline application were to be approved, a further application would be submitted to seek approval of the reserved matters (namely the layout, appearance, and landscaping). These matters were therefore not to be considered or agreed at this stage. The Officer updated the Committee that, since the publication of the report, discussions on pre-commencement conditions had taken place which had led to recommended amendments to conditions 11, 12, 13 and 15 as follows:
11. No development other than the construction of the approved highways access shall take place unless and until full details of the measures to be undertaken to divert and/or protect the public water supply main during construction works and the subsequent landscaping implementation have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in strict accordance with the agreed measures.
REASON: To ensure adequate protection for existing water supply infrastructure in accordance with Policy IN1 of the Crawley Borough Local Plan 2015-2030.
REASON why pre-commencement condition: As it relates to potential impact upon the public water supply main area starting with the setting up for construction activities and site preparation.
12. No development other than the construction of the approved highways access shall take place unless and until a Piling Method Statement (detailing the depth and type of piling to be undertaken and the methodology by which such piling will be carried out, including measures to prevent and minimise the potential for damage to subsurface sewerage infrastructure, and the programme for the works) has been submitted to and approved in writing by the Local Planning Authority. Any piling must be undertaken in accordance with the terms of the approved Piling Method Statement, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To protect nearby underground sewerage utility infrastructure and in accordance with Policy IN1 of the Crawley Borough Local Plan 2015-2030.
REASON why pre-commencement condition: As foundations will be constructed at a very early stage in the development process and to ensure that any piling details and required protection measures are agreed in good time.
13. No development other than the construction of the approved highways access shall take place unless and until a scheme for the disposing of surface water by means of a sustainable drainage system has been submitted to and approved in writing by the Local Planning Authority in accordance with the approved drainage strategy and discharge rates as contained within the approved Flood Risk Assessment & Drainage Strategy Report (Jubb, version 3.0, dated 30/10/23). The scheme shall be implemented in full in accordance with the approved details prior to first use of the development unless otherwise agreed in writing by the Local Planning Authority. The submitted scheme shall:
• Provide information about the design storm period and intensity, the method employed to delay and control the surface water discharge from the site via a proposed sustainable drainage system and the measures taken to prevent pollution of the receiving surface waters;
• Demonstrate that the proposed surface water drainage system does not surcharge in the 1 in 1 critical storm duration, flood in the 1 in 30 plus climate change critical storm duration or the 1 in 100 plus climate change critical storm duration, using FEH2022 as the rainfall model; and
• Demonstrate that any flooding that occurs when taking into account climate change for the 1 in 100 critical storm event in accordance with the National Planning Policy Framework does not leave the site uncontrolled via overland flow routes.
REASON: To ensure the flood risk is adequately addressed and not increased in accordance with Policy ENV8 of the Crawley Borough Local Plan 2015-2030 and the relevant paragraphs of the National Planning Policy Framework.
REASON why pre-commencement condition: As measures to address the drainage requirements may require below grounds works that need to be undertaken at a very early stage in the development process.
15. No development other than the construction of the approved highways access shall take place unless and until the Reserved Matters Energy Statement, referred to in the submitted Outline Energy Statement dated June 2023, detailing an energy strategy and a level of environmental performance consistent with the Outline Energy Statement, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be carried out in accordance with the approved details.
REASON: In the interests of environmental sustainability, in accordance with Policies ENV6 and ENV7 of the Crawley Borough Local Plan 2015-2030, Policies SDC1 and SDC2 of the submission Crawley Borough Local Plan 2024-2040, and the Planning and Climate Change Supplementary Planning Document.
REASON why pre-commencement condition: As measures to address the energy needs of the site to an appropriate environmental performance may require below grounds works that need to be undertaken at a very early stage in the development process.
The Officer then gave details of the various relevant planning considerations as set out in the report.
John Cooban, a local resident, spoke in objection to the application. Matters raised included:
· The oak tree which was proposed to be removed was a category A specimen which provided mature urban tree canopy cover as required by planning policy, which would benefit future residents of the development.
· A modified scheme with a different layout and slightly reduced size could provide an alternative and allow for the tree to be retained.
· There were a number of errors and omissions about the tree in the application paperwork.
Gordon Easden, a member of Active Travel Crawley, spoke in objection to the application. Matters raised included:
· The bicycle parking proposed was at the rear of the development and did not seem easily accessible.
· Investment had been made in cycle routes across the town in recent years but the application did not propose to involve a continuous uninterrupted cycle route. Adapting the plans to join up the existing routes would be possible.
· Active Travel England, a statutory consultee, had made similar comments seeking enhanced walking and cycling provision.
Dave Hathaway, a local resident, spoke in relation to the application. Matters raised included:
· The provision of the homes was positive but the proposed access to the site was an issue. If permitted via the outline application the access could not be revisited in the future.
· The proposed single road access from Haslett Avenue East was problematic as traffic was already an issue and would be exacerbated by cars entering and leaving the new development.
· An alternative proposal of a new road through the site (forming a crossroads with Southgate Avenue) had been rejected by West Sussex County Council based on inadequate traffic surveys, but would improve traffic flow if modelled correctly.
Sam Hobson, the applicant (Affordable Housing & Healthcare Group) spoke in support of the application. Matters raised included:
· The proposals would provide accommodation for a range of people, including older people, through affordable housing and shared ownership schemes.
· The application would improve an under-utilised brownfield site in a sustainable location, providing jobs and supporting the town centre economy.
· There would be a biodiversity net gain and improvements to the public realm and the development was demonstrated to be water neutral.
Frank Carter Asante, a local resident, spoke in support of the application. Matters raised included:
· The proposals would provide residents and key workers with an opportunity to access affordable housing in a good location.
· The healthcare facilities proposed as part of the application would be beneficial for residents and reduce pressure on the NHS and the public purse.
· Jobs would be created for local people.
Michael Jones, Councillor for Bewbush & North Broadfield, spoke in support of the application. Matters raised included:
· The affordable housing provision exceeded requirements and the proposed extra care scheme would be highly beneficial for those with specific needs.
· It was regrettable that the oak tree was proposed to be felled and alternatives had been considered, but these would have to lead to either the loss of units or the loss of parking provision from Crawley library.
· The benefits of the application were significant and on balance, outweighed the tree loss. A significant landscaping scheme was proposed and there would be a net gain of trees.
Brenda Burgess, Ward Councillor for Three Bridges, spoke in objection to the application. Matters raised included:
· The proposed development was too large and was not in keeping with the streetscene as it would dominate nearby buildings.
· There would be significant impacts to local infrastructure from the increase in residents living in the area.
· Oak trees in the middle of their life span were in short supply –trees such as the one to be felled were valuable as they attract the most biodiversity. Younger replacement trees would not provide comparable ecological benefits.
The Committee then considered the application. Some Committee members agreed that the development of the under-utilised brownfield site was positive. The affordable housing provision was praised as were the proposed community benefits of the scheme and the extra care accommodation, but some were hesitant about the resultant impact on local infrastructure. The Committee raised various queries about scale and access as part of its discussion on the application.
Concerns were raised that the proposed 12 storey building was much taller than the majority of existing buildings in the area and that a large, bulky development would be unattractive. The Officer agreed that the building was large but not necessarily out of character, as there would be some similarly-sized buildings nearby, such as the future Station Gateway development. Detailed design and appearance issues would be covered at the reserved matters stage. There were no immediate neighbours of the site and so any impact, such as from overlooking, would be minimal.
Following a query from a Committee member about access to the site, the Officer confirmed that the development was projected to generate 42 to 49 two-way vehicle movements during the AM and PM peak hour periods, which was calculated to be a reduction of movements compared to the previous use of the site as a car park. West Sussex County Council’s Highways department had raised no concerns about a negative impact on traffic in the area. The Committee agreed that the loss of the oak tree required to create the proposed access was unfortunate – it was recognised that the tree was a large, healthy specimen and detail was sought on possible alternative accesses which could ensure the tree was retained, such as an access from Southgate Avenue adjacent to the railway line. The Officer explained that, at that point, there was a steep bank (approximately 5 metres in height) at the side of the site and creating the access over this change in ground level would be very difficult. There was also a number of trees along the southern boundary so moving the access would instead be likely to cause the loss of these trees. It was confirmed that officers had investigated every option in trying to retain the oak tree, including moving it to a new location, but the Arboricultural Officer had confirmed that the tree would not survive being removed and replanted elsewhere.
A Committee member requested that cycle routes near the development be improved. The Officer confirmed that the intention was that there would be a cycle route through the public area of the development, and that the existing cycle route would be joined up across the junction at Southgate Avenue to create a continuous cycle lane.
The Committee also discussed several matters which fell under the application’s reserved matters, such as car and cycle parking, design, and overlooking, which it noted were of interest but were not for immediate consideration and were to be agreed at a later stage.
It was requested by the Chair that a recorded vote be taken on the application. The names of the Committee members voting for, against, or abstaining were as follows:
For the recommendation: Councillors Bounds, Charatan, K Khan, Y Khan, S Mullins, Nawaz, and Pritchard (7).
Against the recommendation: Councillors Ali, Jaggard, and Mwagale (3).
Abstentions: None.
RESOLVED
Delegate the decision to permit the application to the Head of Economy and Planning, subject to the completion of a Section 106 agreement, the submission and implementation of a water neutrality strategy, and the conditions set out in report PES/447d (including amended conditions 11, 12, 13 and 15).