Sussex House, Crawley Town Planning Statement Prepared by Savills - August 2011 57 Berkeley Square, London, W1J 6ER
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Sussex House, Crawley
Town Planning Statement
Prepared by Savills
August 2011
57 Berkeley Square, London, W1J 6ER
Savills Page 1
August 2011
Contents
Section Page Number
Executive Summary 4
1 Introduction 5
2 Consultation 7
3 The Submission 8
4 Site and Surrounding Area 9
5 Planning History 11
6 The Proposals 13
7 Planning Policy Framework and Guidance 18
• Regulatory Framework 18
• National Planning Policy 18
• Regional Planning Policy 21
• Local Policy Framework 21
• Supplementary Planning Guidance and Documents 22
8 Planning Issues 23
• Principle of Sites Redevelopment 23
• Proposed Land Uses 27
• Retail Impact 29
• Socio/Economic Impact 30
• Masterplan / Design 31
• Public Realm, Landscaping 36
• Transport and Highways 38
• Sustainability 42
• Flood Risk and Drainage 44
• Noise and Air Quality 46
• Neighbouring Residential Amenity 49
• Archaeology 50
• Community Safety 51
• Contamination 51
• Waste Management 52
Savills Page 2
August 2011§ Planning Obligations 52 9 Scheme Benefits 54 10 Conclusions 55 Appendices 1 Site Location Plan 2 Relevant Planning Policies Savills Page 3 August 2011
Executive Summary The proposed development of the Sussex House site marks the first phase of the implementation of the Town Centre North regeneration scheme, which is a long standing strategic objective of the Council. It also represents a considerable investment on the part of Land Securities, who (in partnership with St James’s Investments) has assembled the site in order to enable the town centre’s regeneration to commence. It is proposed to redevelop the underutilised and run-down site, and provide the town centre with new shops, cafes and restaurants, a new foodstore, a hotel and a multi storey car park. Land Securities has commissioned a team of designers led by LSH Architects to articulate this vision, working with the Borough Council and all other major stakeholders. Land Securities is therefore delighted to present the new masterplan and vision for the first phase of Town Centre North – the redevelopment of Sussex House. Savills Page 4 August 2011
1 Introduction
1.1 This statement supports a full planning application for the comprehensive
development of the land at Sussex House and Bar Med (referred to as the Sussex
House site), Crawley, and is submitted on behalf of the Land Securities. A site
location plan is attached at Appendix 1.
1.2 The purpose of this statement is to outline the planning context within which the
application is made, consider the planning issues raised by the proposals, and to
provide reasoned justification in support of the proposed development. It puts these
planning issues in a broader, regeneration, transport and sustainability context.
1.3 The proposed development of Sussex House marks the first phase of the Town
Centre North scheme (TCN), which is being promoted by the Council as an
important comprehensive retail-led mixed-use development, which is fundamental
to the Council’s Strategy for the growth and enhancement of the Town Centre as a
whole.
1.4 This planning application has been developed through extensive consultation
programme with the Local Planning Authority, local community and a wide range of
relevant stakeholders.
1.5 The resulting proposed redevelopment of Sussex house provides an exceptional
mixed-use scheme for regenerating this underutilised and run down brownfield site,
and proposes new flexible use retail/cafés/restaurant/bar units, a Morrisons
Foodstore, a 110 bed Hotel, a town centre car park for up to 506 cars, along with
the creation of a new vehicular access of Pegler Way, and public realm and
highway improvements.
1.6 The scheme accords with national, regional and local planning policy; would
provide for the regeneration and renewal of a currently under utilised site; create a
new, high quality sustainable development, and should act as a catalyst for the
wider TCN scheme. In accordance with section 38 (6) of the Planning and
Savills Page 5
August 2011Compulsory Purchase Act 2004, the proposed development accords with the
development plan, and as such the planning application should be approved.
The Developer
1.12 This planning application is submitted on behalf of Land Securities
1.13 Land Securities is the UK’s largest commercial property company and a member of
the FTSE 100. The company owns and manages more than 29 million square feet
of property, from shopping centres to offices, across the UK. The company is the
largest Real Estate Investment Trust (REIT) in the UK. It develops, owns and
manages a broad portfolio of office and retail property. Some of the well knows
properties in the retail portfolio include One New Change, London, Cabot Circus,
Bristol and Cardinal Place, London. Land Securities is committed to delivering the
best opportunities for the communities where it operates. One of the company’s
long term objectives is to be recognised by local communities as the number one
partner for the delivery of positive social end economic impacts, which is achieved
through training and support, education and charitable and community support.
Savills Page 6
August 20112 Consultation
2.1 Land Securities fully recognises the importance of consultation in developing an
inclusive and sustainable form of development. The evolution of the scheme has
included consultation with the following:
• Monthly meetings with the Council to discuss high-level strategy for the
proposals;
• Two presentations to the Council’s Members to provide a briefing on the
emerging scheme at key stages through the scheme’s evolution;
• Numerous meetings with Borough and County Council officers regarding a
number of specialist topics such as design, landscaping, transport, and
sustainability;
• Meetings with local stakeholders, including The Crawley Town Centre
Partnership, Crawley Local Economy Action Group, and Centre Crawley
Conservation Area Advisory Committee; and
• A public consultation event (in July 2011), to obtain the views of residents, key
stakeholders and other local people.
2.2 Land Securities is fully committed to the development of Sussex house. They have
invested significant time, effort and financial capital into acquiring the land interests,
and undertaking site preparation to permit the comprehensive form of development
now envisaged, and in developing the vision behind the new masterplan. They have
sought to balance the interests of residents, other local stakeholders and all relevant
stakeholders in developing a viable proposal and are committed to continuing positive
and pro-active communication throughout the course of this project.
2.3 Feedback from the consultation process has been resoundingly positive, and full
details of the consultation undertaken are provided in the Statement of Community
Engagement included in the application. The Design and Access Statement also
articulates the evolution of the scheme proposals throughout the various design and
consultation processes.
Savills Page 7
August 20113 The Submission
3.1 This statement should be read in conjunction with the application drawings and the
following additional documents, which also form part of the planning application:
• Design and Access Statement – LSH Architects;
• Statement of Community Engagement – PPS Group;
• Transport Assessment and Travel Plan (includes Servicing Strategy) – Colin
Buchanan;
• Sustainability Statement and Energy Strategy – URS Scott Wilson;
• Flood Risk Statement – URS Scott Wilson;
• Drainage Management Plan - Waterman;
• Desk Based Archaeological Assessment – URS Scott Wilson;
• Sunlight/Daylight Assessment – Drivers Jonas Deloitte;
• Retail Impact Assessment - Savills;
• Contamination Report – URS Scott Wilson;
• Heritage Statement – Purcell Miller Tritton;
• Noise Impact Assessment – URS Scott Wilson;
• Air Quality Assessment – URS Scott Wilson;
EIA Screening
3.2 On 24th February 2011 a screening opinion was submitted to Crawley Borough
th
Council, who responded on 17 March 2011 confirming that the proposed was not
considered to require an Environmental Impact Assessment. A screening update
letter was submitted to the Council on 11 th July 2001, to advise on changes to the
quantum of development proposed as a result of the design process. Crawley
st
Council responded on 21 July 2011 confirming that an EIA is not required for the
proposed development.
Savills Page 8
August 20114 The Site and Surroundings
4.0 The site covers an area of approximately 1.7 hectares (ha). It is broadly rectangular
in shape and lies within the identified town centre boundary of Crawley (as defined by
the adopted Core Strategy). Following the demolition of the Sussex House building in
2009, the majority of the site is open and is used as a town centre car park with
approximately 290 spaces. No. 100 The High Street (the Bar Med building) is the
only remaining building on the site and sits adjacent to its southern boundary. It
comprises a three storey former cinema building, which is locally listed. It is currently
used as a late night bar, and terms are being finalised for vacant possession.
4.1 The site is bounded by Pegler Way to the west and north and the High Street to the
east. To the south are a number of low rise brick buildings containing a variety of
commercial and retail uses. The site sits within the town centre adjacent to the Main
Shopping Area.
4.2 Ground levels vary from approximately 68.5m AOD along the western boundary
adjacent Pegler Way up to approximately 70.8m AOD at the south eastern corner
entrance from High Street. Levels however are generally flat across the majority of
the site around 69.5mAOD site and fall generally from east to west.
4.3 The site contains no statutorily listed buildings but is adjacent to the Sunnymead
Conservation Area. There are three listed buildings within close proximity of the site
at 109 High Street, 103 High Street and 101 High Street.
4.4 The surrounding area is predominately commercial in character. There is a block of
residential flats to the north west of the site fronting Pegler Way Other than that, the
nearest residential properties sit within the Sunnymead Conservation Area.
4.5 In terms of public transport, the site is in a sustainable location. The following routes
run along the roads adjacent to the site:
Savills Page 9
August 2011• Fastway Route 10 from Gatwick Airport to Bewbush in south west Crawley
passes the site, the nearest stops are at Crawley Multiplex to the north and
Broadway to the south, both approximately 200m away;
• Metrobus Route 4/5 County Oak Retail Park in the north to Pound Hill in the
south east runs along High Street and the Boulevard. The closest bus stop is
200m away on Broadway to the east of the site;
• Various other bus routes including Fastway 100 are available at Broadway and
Crawley Bus Station, approximately 200m and 600m away respectively; and
• Bus route 2 stops at Broadway Stand U&P which runs from Tilgate to T2
Leisure Centre in addition to this route 100 also stops at this stand running from
Three Bridges to Maiden Bowe.
4.6 In addition, the site is less than a 10 minute walk from Crawley Train Station.
Savills Page 10
August 20115 Planning History
5.1 There have been two previous attempts to redevelop the site for offices and
residential purposes, in 2006 (app ref CR/2006/0048/OUT) and 2007 (app ref:
CR/2007/0087/OUT). Both applications were refused. The 2007 application was also
dismissed on appeal. The 2006 application proposed the redevelopment of the site to
provide approximately 7,432 sqm of B1(a) offices and approximately 115 residential
units with associated car parking, serving, landscaping and the works incidental to the
redevelopment of the site. The 2007 application sought consent for the
redevelopment of the site to provide approximately 5,600 sqm of B1(a) offices and up
to 246 residential units with associated car parking, servicing, works of hard and soft
landscaping and other works incidental to the redevelopment of the site.
5.2 Both applications were refused on the basis of prematurity – that they might be
detrimental to the comprehensive redevelopment of the Town Centre North Scheme,
which was emerging draft policy at that time. It was found that any future
redevelopment proposals would need to take into consideration the wide TCN
scheme.
5.3 Planning permission was granted in 2008 (Ref. CR/2008/0508/COU) for the
“temporary permission for two years for 300 car parking spaces and 1.2m high
hoarding and other works incidental to the development”. No environmental
conditions were imposed as part of this planning permission.
Bar Med
5.4 Planning permission was granted in 1999 (ref: CR/1999/0306/COU) for the change
the use of the ground floor from a cinema into a café bar and the first floor to 8
residential units.
5.5 An amended scheme was approved in 2000 (ref: CR/2000/0075/COU) for the change
from a cinema to a 400 square meter licensed area. The first floor layout was altered
to provide 1 managers fl at and 8 staff bedsits.
Savills Page 11
August 20115.6 In 2000 advertisement consent was granted (ref: CR/2000/0147/ADV) for the erection
of 2 externally illuminated banner signs, 1 eternally illuminated menu sign, 1
externally illuminated licensing sign, 1 externally illuminated canopy sign, 2
illuminated fascia sign and 1 high level BAR Med sign. This advertisement consent
was associated with the building’s conversion into a drinking establishment.
Savills Page 12
August 20116 The Proposals
6.1 The proposed scheme seeks to make full and effective use of this urban, brownfield
site through its redevelopment for town centre uses, in line with the Core Strategy
and Town Centre North Supplementary Planning Document. In bringing this
development forward the applicant has sought to achieve a high-quality distinctive
design and public realm improvements, which will improve pedestrian connectivity
along the High Street, and specifically onto the Boulevard and Crawley’s wider town
centre.
6.2 Planning permission is sought for the mixed use redevelopment of the site to provide
the following:
• A new Morrisons foodstore of 9,452 sqm GIA;
• A 110 bedroom hotel;
• 564 sqm GIA of flexible A1/A2/A3/A4 floorspace;
• A new multi storey car park comprising 506 car parking spaces;
• 60 cycle parking spaces;
• Various highway and public realm improvements including a new junction at
the High Street and The Boulevard;
• The creation of a new vehicular access off Pegler Way; and
• Associated landscaping
6.3 The application description is as follows:
Demolition of existing buildings and structures and redevelopment of the site
st
comprising a three storey building containing a 9,452 sqm GIA A1 Foodstore at 1
floor level, with 506 car parking spaces on the ground and mezzanine level, a two
storey building comprising 309 sqm GIA of flexible A1/A2/A3/A4 use, a six storey
building containing a 110 bedroom hotel and a ground floor flexible A1/A2/A3/A4 unit
of 255 sqm GIA, public realm and highway improvements along the High Street and
Boulevard and Pegler Way, the creation of a new vehicular access off Pegler Way,
and associated servicing, landscaping and cycle parking.
Savills Page 13
August 20116.4 The proposed development is located within three distinct buildings. The
southernmost building will replace the existing Bar Med building, and comprise the
flexible retail/café/restaurant/bar uses. The new Morrisons foodstore and car park
will sit adjacent to this building, to the north. Adjacent and to the Morrisons store is
the new hotel, which sits at the northern part of the site, on the corner junction of
Pegler Way and the High Street.
6.5 A breakdown of the proposed floorspace is as follows:
Unit Area (GIA)
Morrisons Foodstore
Gross Internal Sales 7,762 sqm (3,939 sqm net retail sales
area)
Service Core 194 sqm
Back of House 131 sqm
Plant 347sqm
Atrium 1,108 sqm
Sub Total 9,452 sqm
Flexible A1/A2/A3/A4 Units
Unit 1 95 sqm
Unit 2 95 sqm
Unit 3 119 sqm
Unit 4 255 sqm
Sub Total 564 sqm
Hotel 3,558 sqm
Multi Storey Car Park 14,819 sqm
Other (MOE Cores, Substation, 207 sqm
Bin Stores for Flexible Units)
Total 28,890 sqm
Savills Page 14
August 2011Morrisons Store
6.6 The new Morrisons store of 9,452 sq m (GIA) will be located at the first floor of the
central building, above the mezzanine level car parking, and is accessed via an
entrance atrium fronting onto The High Street.
6.7 The net sales floorspace within the new store would be circa 3,939 sq m. The store
will sell a full range of Morrisons convenience (food) and complementary comparison
(non-food) product lines. The principal retail function of the store will be to provide a
convenience goods retail destination with ancillary comparison goods floorspace. The
range, scale and nature of the new store offer will be comparable with other large
supermarkets, as expected by consumers on a main food shopping trip.
6.8 Customer vehicles will enter the site from Pegler Way through a single entrance / exit
with direct access to the ground and first floor level car park via an internal ramp.
Travellators are provided within the entrance atrium to give convenient access to the
store from ground floor and first floor level.
6.9 The store will be serviced from the western side of the site via an access off Pegler
Way.
Flexible Retail/ Café / Restaurant/ Bar Uses
6.10 The development proposes 564 sqm of flexible A1/A2/A3/A4 floorspace in four units.
Three units are located in the building adjacent and to the south of the Morrisons
Store. The building will replace the existing Bar Med building, and the scale and
design ethos reflects this. The other unit is located at ground floor level of hotel
building. These uses are proposed as flexible to ensure that the development can
respond to the demand for each individual use as the floorspace is delivered.
New Hotel
Savills Page 15
August 20116.11 The new 110 bedroom hotel is proposed at the northern part of the site, and will
provide a frontage onto both Pegler Way and the High Street. The main entrance will
be near the corner of these two roads. A taxi drop off bay is proposed along the High
Street, and servicing will be via a lay-by on the High Street.
Town Centre Car Park
6.12 The car park for the development, and also for the wider town centre will be located
at ground and first floor beneath the store and behind the entrance atrium. A total of
506 car parking spaces are provided, 23 of which will be for disabled spaces, 8
parent and child spaces. Eight motorcycle spaces are also provided.
6.13 The development includes a total of 60 cycle spaces.
Design Approach
6.14 Three distinct buildings are proposed to clearly mark the different uses. The hotel
would be the tallest building, rising to 6 storeys and will serve as a landmark building
marking the gateway to the Town Centre. The Morrisons Store and Car Park rise to
three storeys and incorporates central fins to mark a termination point when viewed
from the Boulevard. The flexible retail/restaurant uses are located in the
southernmost building, which is lower than the foodstore and effects the transition to
the lower buildings adjacent to the site.
Landscaping, public realm and highway improvements
6.15 Landscaping, public realm and highway improvements are proposed around the site,
including on Pegler Way and the High Street. On Pegler Way, planting is proposed to
green the route and a strip of land will be reserved in order to allow for the future
Savills Page 16
August 2011widening of Peglar Way to allow the highway to become a 2 way road. In this respect
the development will ‘future proof’ a key element of the highway works that will be
necessary to implement the next phases of the TCN scheme, allowing for the
pedestrianisation or part-pedestrianianisation of the High Street. The High Street will
see significant improvements to enhance the pedestrian and cycle environment. A
lane will be removed from the highway, which is currently very wide and which acts
as a barrier to pedestrian movements, and significantly wider pavements will be
provided instead. A new bus route and taxi drop off point is also proposed. The
space will be transformed and will improve connections to the wider town centre
along the Boulevard.
6.16 The proposed development marks the first phase of the TCN scheme, and will
provide the community with over 400 new jobs, and the contemporary architecture
and enhancements to the public realm will revitalise the area. Highway and public
realm improvements will improve permeability and the generous pavements along the
High Street will enable increased activity and encourage outdoor dining to the new
cafes / restaurants that will enhance the vitality of this part of the town centre.
Savills Page 17
August 20117 Planning Policy Framework and Guidance
Regulatory Framework
7.1 Under section 38 (6) of the Planning and Compulsory Purchase Act 2004 if regard is
to be had to the development plan for the purpose of any determination to be made
under the Planning Acts, the determination must be made in accordance with the plan
unless material considerations indicate otherwise. Section 38 (3) of the Planning and
Compulsory Purchase Act 2004 states that the development plan consists of the
1
Regional Spatial Strategy and the development plan documents. The development
plan consists of:
• The South East Plan;
• Crawley Borough Council Core Strategy Revision (2008); and
• Saved Policies from the Crawley Local Plan (adopted 2000)
7.2 National planning guidance, emerging development plan documents, and
supplementary planning guidance, among other matters, are relevant material
considerations.
National Planning Policy
7.3 Government guidance on planning issues is set out in a series of Planning Policy
Guidance Notes and Planning Policy Statements (PPGs and PPSs). PPGs and
PPSs are due to be replaced by one National Planning Policy Framework, which is
likely to be published for consultation following the submission of this application. As
such it should not be afforded weight as a material consideration. The relevant
PPGs and PPSs are summarised in Appendix 3, however where appropriate, the
relevant details of these documents are addressed in this statement and set out in the
various other specialist reports which have been submitted with this application.
1
Whilst due to be abolished, at the time of writing the Regional Spatial Strategy for the South East (The South East
Plan) still forms part of the Development Plan.
Savills Page 18
August 2011Draft National Planning Policy Framework
7.4 The Coalition Government has now published for consultation a Draft National
Planning Policy Framework (NPPF). The NPPF will make a significant difference to
town planning in England. Its ostensible purpose is to consolidate dozens of existing
documents, such as Planning Policy Statements (PPSs) and Planning Policy
Guidelines (PPGs).
7.5 Core ideas to be found within the Draft NPPF include:
• Introducing a presumption in favour of sustainable development at the heart of
the planning system. Thus, in the absence of an up to date and consistent local
plan – or where the local plan is silent or indeterminate - planning applications
will be determined in accord with the NPPF, including its presumption in favour
of sustainable development.
• Planning for prosperity in terms of economic growth and the promotion of
development. This means taking a positive approach under the 'presumption' to
applications, and looking to approve proposals wherever possible. The
Government expects the planning system to deliver the homes, business,
infrastructure and thriving local places that the country needs, while still
protecting and enhancing the natural and historic environment.
• Ensuring that viability and deliverability of developments are properly taken into
account in plan making and decisions. For example, sites should not be subject
to such a level of obligations and policy burdens that their viability is
threatened. The costs of development and any obligations and contributions
required should still provide an acceptable return to a willing land owner and
willing developer to enable development to take place.
• Placing public bodies under a duty to co-operate across administrative
boundaries. The aim is to ensure that authorities work collaboratively with other
bodies from the outset so that strategic priorities are properly co-ordinated and
clearly reflected in individual Local Plans. This may require joint planning
policies to be prepared on some strategic matters.
Savills Page 19
August 2011• 'Front loading' the preparation of planning applications to improve the efficiency
and effectiveness of the planning system for all parties. Good quality pre-
application consultations and discussions improve outcomes and encourage
faster decisions. Consultees are encouraged to take the same early and pro-
active approach to their involvement in development proposals, providing
advice and responses in a timely manner at all stages of the process.
• Policies to promote the vitality and viability of town centres are maintained,
including applying a sequential 'test'.
• The document is in draft with adopted targeted for late 2011. Current planning
policy statements, guidance notes and circulars will remain in place until they
are cancelled, however the NPPF marks a clear ‘direction of travel’ from the
Government. The Planning Inspectorate has advised inspectors in a new
guidance note that the draft NPPF is 'capable of being a material
consideration'.
Presumption in Favour of Sustainable Development
7.6 In June 2011 the government published draft wording of its “presumption in favour of
sustainable development” approach to planning. Under the presumption, sustainable
development will be at the heart of the planning system, which should be central to
the approach taken to both plan-making and decision-taking. Local planning
authorities should plan positively for new development, and are encouraged to
approve all individual proposals wherever possible.
7.7 Circular 11/95 – The Use of Conditions in Planning Permissions: Advises that
conditions should be necessary, relevant to planning, relevant to the development
permitted, enforceable, precise and reasonable in all other respects.
7.8 Circular 05/2005 - Planning Obligations: Advises that planning obligations must be
relevant to planning, necessary, directly related to the proposed development, fairly
and reasonably related in scale and kind and reasonable in all other respects.
7.9 The Community Infrastructure Levy (CIL) Regulations 2010 provide that it is
unlawful for a planning obligation to be taken into account when determining a
Savills Page 20
August 2011planning application for a development, or any part of a development, that is capable
of being charged CIL, whether there is a local CIL in operation or not, if the obligation
does not meet all of the following tests:
(a) necessary to make the development acceptable in planning terms
(b) directly related to the development; and
(c) fairly and reasonably related in scale and kind to the development.
Regional Planning Policy
7.10 Whilst due to be abolished, at the time of writing The South East Plan still forms the
spatial planning strategy for the South East Region. However, given the
Governments intention to abolish all RSSs, which will come into effect when the
Decentralisation and Localism Bill is enacted (due late 2011), this is afforded limited
weight.
Local Policy Framework
7.11 Crawley Local Plan (Adopted 2000): A number of Local Plan policies have been
saved until replaced by relevant policies in the Council’s Local Development
Framework documents (the relevant Local Plan policies are included in Appendix 3).
7.12 Crawley Local Development Framework: Under the Planning and Compulsory
Purchase Act 2004 the Council will replace its Local Plan with a series of documents
collectively known as a Local Development Framework (LDF). The Council’s LDF
process is fairly advanced, the Core Strategy Revision was adopted in 2008 and
forms part of the Development Plan
7.13 Crawley Town Centre North SPD (2009): This SPD sets out the vision, objectives
and key development principles relating to TCN and provides additional planning
guidance on the appropriate scale and form of TCN. It will be a significant material
consideration in the determination of any planning application at the site. At the time
Savills Page 21
August 2011of writing, the Council are due publish a revised TCN SPD for consultation. It is
expected that an addendum note will be submitted to address any new issues
contained in the SPD that have a bearing on the proposals for Sussex House.
7.14 Supplementary Planning Guidance and Supplementary Planning Documents
The following supplementary planning guidance and supplementary planning
documents are relevant:
• Crawley Town Centre Wide SPD (2009);
• Crawley Town Centre North SPD (2009);
• SPG7 – Shopfronts;
• SPG8 – Signs and Advertisements;
• SPG9 – Access;
• SPG11 – Public Art;
• SPG13 – Landscaping and Greening the Environment;
• SPG14 – Sustainable Designs;
• S106 SPD – Planning Obligations (August 2008)
Savills Page 22
August 20118 Planning Issues
8.1 The main planning considerations and issues raised by this proposal are:
• Principle of Sites Redevelopment – TCN Phase 1;
• Proposed Land Uses;
• Retail Impact;
• Socio/Economic Impact;
• Masterplan / Design;
• Public Realm, Landscaping and Biodiversity;
• Transport and Highways;
o Highway Impacts;
o Public Transport;
o Parking;
o Pedestrians and Cyclists;
• Sustainability;
• Flood Risk and Drainage;
• Noise and Air Quality;
• Neighbouring Residential Amenity;
• Community Safety;
• Waste Management
• Archaeology;
• Contamination; and
• S106 Planning Obligations
The Principle of the Site’s Redevelopment – TCN Phase 1
8.2 PPS1 calls for Local Planning Authorities to focus developments that attract a large
number of people, especially retail, leisure and office development, in existing
centres.
Savills Page 23
August 20118.3 Policy TC1 of the Core Strategy identifies Crawley’s TCN site for a major mixed-use
retail led development. It states that the development will need to be carefully
integrated with the current centre and should also include an appropriate range and
quantity of high quality offices, residential units, and a range of leisure, community
and other uses.
8.4 Building on the Core Strategy, the Council has produced a Supplementary Planning
Document ‘Crawley Town Centre North Development Principles’, which was adopted
in January 2009 (TCN SPD). This SPD sets out the vision, objectives and key
development principles relating to TCN and provides additional planning guidance on
the appropriate scale and form of TCN. It will be a significant material consideration
in the determination of any planning application at the site.
8.5 Key objectives set out within the SPD include, inter alia:
• To integrate fully with other parts of the town centre;
• To secure improvements to the public realm;
• To create landmark buildings.
8.6 Other important themes to note are:
• The TCN development as a whole is expected to be planned in a
comprehensive manner, although it is acknowledged that the scheme will
need to be phased;
• The SPD identifies sites for ‘anchor buildings’, which includes the Sussex
House site (as a foodstore). The two other anchor sites are a site for a variety
store on the Boulevard, and a site for a department store (John Lewis) at the
eastern end of the Boulevard;
• The SPD also seeks ‘landmark buildings’, which should be at key focal points
highlighted by clear vistas. It is likely that the Sussex House site will be seen as one
of these sites.
Savills Page 24
August 20118.7 The TCN SPD identifies the application site as an important gateway to the TCN, and
provides that development should include:
High quality public open space, with bus routes and set down areas;
• The creation of a focal point at the end of the boulevard;
• Car parking to support the anchor store;
• A foodstore to create footfall at the west end of the Boulevard;
• A landmark building at Sussex House;
• In addition to a foodstore, the Sussex House site is also suitable for food and drink
uses, offices and possibly residential development. A hotel is encouraged.
8.8 The SPD divides the TCN into three sub-areas. Sussex House forms part of Area 1,
which is intended to anchor the western end of the TCN. Area 1 also includes part of
the Boulevard, and the site for the variety store. Importantly, the SPD identifies the
development of a foodstore, hotel, residential and A3 uses at Sussex House as the
first phase of the entire TCN that should come forward.
Demolition and Redevelopment of Bar Med
8.9 Whilst the TCN SPD anticipates the sites complete redevelopment, following the
adoption of the TCN SPD, the former Cinema building occupied by Bar Med (referred
to as the “Bar Med building”) has been locally listed. Whilst this does not provide it
statutory protection, it does make it a heritage asset as recognised by PPS5, and
thus the potential to retain the building has been thoroughly explored during the
design process and an independent heritage impact assessment undertaken to
assess the value of the building as a heritage asset.
8.10 In accordance with Policy HE6 of PPS5, the Heritage Impact Assessment, prepared
by Purcell Miller Tritton considers the significance of Bar Med as a heritage assed.
This has determined that the building has an overall significance of low / medium.
This is largely due to the fact that the building is much altered, having initially been
significantly compromised internally through the unsympathetic realignment of the
layout to provide additional auditoria, which was subsequently exacerbated by the
Savills Page 25
August 2011conversion to licensed premises with living accommodation above. The main front
elevation has also been compromised through insensitive treatment such as the
rough-cast render and the incremental alterations such as the removal and
remodelling of the entrance doors and addition of advertising and signage fascias.
8.11 With regards to impact from the building’s demolition, the HIA concludes that, in the
sense that demolition of any structure can be said to have a major impact on the
structure itself and its immediate context through its complete removal, the proposed
demolition of Bar Med will have a major impact upon the heritage asset, although the
asset in this instance is judged to have low / medium significance.
8.12 PPS5 Policy HE7.4 states that “Local planning authorities should take into
account...the positive contribution that conservation of heritage assets and the
historic environment generally can make to the establishment and maintenance of
sustainable communities and economic vitality by virtue of the factors set out in
HE3.1. This in turn goes on to say that the potential of a building “...to be a catalyst
for regeneration in an area, in particular through leisure, tourism and economic
development” should be recognised.
8.13 The building makes limited contribution to Crawley in terms of its current use. This is
evidenced by the fact that the bar is only open for business on 4 or 5 evenings a
week. As set out in the Design and Access Statement, an exercise was undertaken
to see whether retaining the Bar Med building in whole or in part was a viable option.
However, it has been determined that due to the configuration of the building and
associated problems such as the need to provide level access that demolition and
redevelopment, that the Bar Med building has very limited potential to contribute
towards the economic viability of the site or contribute towards the TCN regeneration.
8.14 In addition, there is no real prospect of the original use being reinstated, and it is
difficult to see how the building can realistically make a significant contribution to the
future development of the town.
8.15 Furthermore, the demolition of the existing building will enable the new development
and the proposed public realm improvements to come forward. These in turn will
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August 2011greatly enhance the setting of the statutorily listed buildings opposite the site; the
Tree and the Punchbowl, in addition to the character and appearance of the adjacent
conservation areas. The new commercial units will also have wider public benefits
when compared to the existing use of Bar Med, in terms of vitality. Overall the
proposed development will have a positive impact upon the local area and likely lead
to the rejuvenation of this part of the town.
8.16 The HIA has considered the main heritage impact of the proposed development,
which is considered to be the slight visual impact upon views from the conservation
area. This is largely due to the scale, mass and design of the new building. It notes
that the creation of a pedestrian friendly environment has the potential to enhance the
area adjacent to the High Street Conservation Area and also improve the local
community’s interaction with heritage assets, such as the two listed buildings
opposite.
8.17 Overall the Bar Med building is considered to be of limited heritage value, and any
harm resulting from its loss is negated by the design quality proposed in the
replacement buildings, and the overall enhancement to the streetscene, public realm
and setting of the nearby listed buildings.
8.18 It is therefore considered that the demolition of all existing buildings and
redevelopment of the site to accord with the provisions of PPS1, PPS5, Policy TC1 of
the Core Strategy and the aims and objectives of the TCN SPD.
Proposed Land Uses
8.19 The site is located in Crawley Town Centre. PPS4 provides that town centres are the
most appropriate and sustainable location for retail, commercial, leisure and
entertainment.
8.20 The TCN SPD identifies a preferred use at the application site as a foodstore, a car
park, and also identifies it as potentially accommodating food and drink uses, a hotel,
office and possible residential development.
Savills Page 27
August 2011Figure 1: Extract from SPD Indicative Masterplan
Figure 2: Extract from the SPD Schematic Diagram
8.21 Accordingly the scheme includes an appropriate mix of uses including a foodstore,
multi-storey town centre car park, shops/food and drink units, and a 110 bedroom
hotel. It therefore fully complies with the provisions of the TCN SPD in this respect.
Savills Page 28
August 20118.22 It is noted that residential development is not included as part of this scheme, as the
site has been considered more appropriate for town centre uses given its location.
The most up to date advice in respect of the viability and deliverability of the TCN
scheme (DTZ, 2011) recognises that there are concerns about the viability of high
density residential schemes at the present time, and that residential accommodation
above retail uses could undermine the viability of the retail schemes envisaged by the
TCN scheme (DTZ Study, para 6.25). It is suggested that residential elements of the
TCN scheme are decoupled from the retail sites, and are instead delivered as part of
later phases of the TCN. The application scheme is consistent with this advice.
Affordable Housing
8.23 Policy H5 of the Core Strategy provides that 40% affordable housing will be sought
from residential developments of 15 or more dwellings, or development sites greater
than 0.5 hectares in size unless evidence can be provided to show that the site
cannot support such a requirement from a viability perspective and that the
development clearly meets a demonstrable need.
8.24 For reasons set out above, no housing or affordable housing is proposed as part of
the proposal.
8.25 In summary the proposed uses will provide added vitality and activity to this part of
the town centre, enhancing the day and night time economy and improving
surveillance and safety to the site. The proposed mix of uses is considered entirely
appropriate for the site and to comply with the provisions of national, regional and
local planning policy.
Retail Impact
8.26 Due to the site’s location within the town centre there is no requirement in planning
policy terms for proposals for additional retail floorspace to satisfy the sequential
approach. Significantly the TCN SPD identifies the site for a potential foodstore.
Savills Page 29
August 20118.27 Notwithstanding the policy support for the principle of the development a detailed
Retail Statement has been prepared by Savills and is submitted in support of this
application. It assesses the proposals for a new Morrisons foodstore against the
relevant criteria contained in PPS 4, as well as having due regard to the scheme's
compatibility with the adopted Core Strategy and accompanying TCN SPD. It also
considers in detail the role of Crawley Town Centre and its retail performance against
the background of an up-to-date audit of the town centre vitality and viability
undertaken by DTZ in May 2011. The Assessment sets out the quantitative
justification for the proposal and the impact considerations associated with the
implementation of the scheme.
8.28 Overall in terms of PPS 4, it concludes that the positive impacts of the scheme on
Crawley Town Centre outweigh any identifiable negative impacts, which are entirely
negligible in nature. The general mix of uses proposed will create a sustainable
development at the heart of the town and reflect an element of the Council's vision for
a regenerated and expanded town centre; potentially acting as a catalyst for future
town centre development.
8.29 A substantial capacity for convenience goods floorspace has been identified
consistent with policy objectives for town centres, and specifically the objectives for
Crawley Town Centre. Important policy objectives are therefore met by the proposed
development, and it complies with the provisions of National and Local Planning
Policy.
Socio/Economic Impact
8.30 PS4 calls for Local Planning Authorities to promote competitive town centre
environments, which includes the night time economy.
8.31 The new store will create circa 350 new jobs, including managerial, supervisory, and
clerical / administration as well as shop floor positions. Retail development is
classified as a form of economic development in PPS4 and the importance of retail
jobs is acknowledged by Central Government (Underserved Markets: Retail and
Savills Page 30
August 2011Regeneration, DLCG, October 2007). They bring economic benefits to communities
and increase employment and training opportunities. Many such jobs require lower
initial skills or entry level qualifications and offer flexible working hours. In this context
they are considered to represent a ‘stepping stone’ to wider opportunities. In
summary, the employment generating opportunities afforded by the store is a
significant benefit associated with the proposal.
8.32 The new hotel will create circa 32 net additional jobs, which again will include
managerial, supervisory, clerical and administration and cleaning jobs. The hotel will
further enhance the local economy by accommodating visitors to Crawley, and also
have spin off benefits including, for example, increased demand for the local taxi
services.
8.33 It is expected that proposed flexible retail/café/restaurant/bar uses will provide
approximately 30 net additional jobs.
8.34 Overall the scheme will comprise a significant investment in Crawley and provide a
total of circa 412 new jobs. Furthermore, the construction process will provide
approximately 300 jobs. The social benefits will result from the increased vitality and
activity at this part of the town centre. People will have more shopping choice, dining
choice and potentially late night entertainment. The increased activity will provide for
passive surveillance and thus safety benefits, and the enhanced pedestrian
environment and ease of movement and connections to the wider town centre. The
car park will be available to people wishing to visit other parts of the town centre, and
so benefits should be felt to Crawley as a whole.
Masterplan, Townscape and Design
8.35 National guidance in PPS1 places considerable emphasis on the importance of
achieving high quality design.
8.36 Saved Local Plan Policy GD1 requires new development to be of a satisfactory level
of design, which:
Savills Page 31
August 2011• is appropriate to the location, site and premises in terms of scale, form,
density, height, massing, orientation, views, character, appearance, materials
and spaces around and between buildings;
• does not cause unreasonable harm to the amenities and environment of its
surroundings by reason of: overlooking, dominance or overshadowing; traffic
generation and general activity; creation of pollution, hazards or nuisance; or
any other adverse environmental impact;
• safeguards any attractive or important natural or built features of the site
which make a positive contribution to the character of the locality including
existing trees, hedges, walls, fences and buildings;
• provides a satisfactory environment for those who will occupy, use or visit the
development;
• has regard to any design, planning or development guidance approved and
published by the local planning authority.
8.37 Saved Policy GD2 seeks to ensure new development is sympathetic to its
surroundings so that it respects townscape features such as street patterns, frontage
lines and landmark buildings and trees; the roofscape of the locality and town as a
whole; and public vistas and views. Saved Policy GD27 requires shopfronts to relate
well to the building of which it forms part and compliments the surrounding
townscape; and allow for safe and disabled access.
8.38 The TCN SPD seeks the creation of landmark buildings at key focal points highlighted
by vistas. The application site is highlighted as an important gateway to TCN, where
development should create a focal point at the end of the Boulevard and create high
quality public open space.
.
8.39 The scheme has been designed to meet the following key design objectives as set
out in the TCN SPD:
• To integrate fully with other parts of the town centre
• To secure improvements to the public realm
Savills Page 32
August 2011• To create landmark buildings
• High quality public open space with bus routes and set down areas
• The creation of a focal point at the end of the boulevard
• Car parking to support the store
Layout
8.40 The layout has been influenced by existing and proposed future constraints, therefore
the footprint of the buildings are ascertained from highway and services easement
requirements, and also the desire to provide focal points at the end of the Boulevard
and the northern corner of the application site, at the Junction of the High Street and
Pegler Way.
8.41 The buildings cover the footprint of the site with emphasis given to the focal elements
onto the High Street, where an active frontage and enhanced public realm is
proposed. This begins with the new building at the southern end providing the three
flexible retail/restaurant units, with a continuation of active frontage opposite the
Boulevard with the main vertical circulation core to the car park and foodstore, where
the building design provides emphasis to the vertical movement.
8.42 There is a quieter transition in activity up to the hotel, however activity is still provided
in the public realm, through the incorporation of street furniture including seating, and
the provision of the new bus stop and service set down area which responds to the
High Street. The High Street is then bookended by the hotel at the northern gateway
junction of the High Street and Pegler Way, where a ground floor restaurant will
provide an active ground use and frontage.
8.43 The active frontage continues around the corner to Pegler Way accommodating the
restaurant and hotel entrance and food area at the ground level, set back is the main
body of the hotel with active frontage above. To Pegler Way the activity reduces with
pedestrians using the Western pavement of Pegler Way, here the building is
essentially ground and first floor level car park with the back of the food store above.
The new access to the town centre car park is here, as is the entrance to the
servicing and delivery area for the foodstore and the flexible retail/restaurant units.
Savills Page 33
August 20118.44 The parking is designed so that all special needs can be accommodated at ground
floor level and also due to the future potential of Pegler Way becoming two-way, so
the flow of the parking can be reversed to accommodate a different access/egress
situation. The frontage to Pegler Way extends the full boundary of the site.
8.45 The foodstore is fronted by a circulation zone which also serves the two car decks,
this predominantly glazed element which fronts onto the High Street externally. Plant
areas are located either within the service area or at roof level, where they will have a
minimal visual impact, as demonstrated in the rendered and verified images.
8.46 The proposed layout will provide a high quality active frontage along the High Street
and on the corner of Pegler way and the High Street. Increased activity along the
widened pavement will provide for improved passive surveillance and community
safety, and ultimately activity. The practicalities of servicing and vehicular access
have been contained along Pegler Way.
Massing, Scale and Appearance
8.47 The proposal will create three distinct buildings that vary in height, mass and
elevation treatment to meet the commercial requirements of the different uses, the
need to provide interest to the streetscene, the desire to create high quality landmark
buildings and focal points, the requirement to provide a suitable replacement to Bar
Med, and also address feedback from the consultation process. Whilst distinct
buildings to a degree, a simple palette of materials and coherent public realm
treatment will mean that they are seen as a composite group in the streetscape.
8.48 The hotel at the northern part of the site is the tallest element, rising to six storeys
and a total of circa 94m AOD. This falls well below the maximum height threshold
considered acceptable by Gatwick of 104 sqm, but is of sufficient scale to provide a
visual landmark. The central three storey foodstore (two storeys of which would be
car parking) building will rise to circa 86m AOD respectively. The southern building
containing the flexible retail/restaurant units steps down and reflects the scale of the
existing bar med building and marks a transition to lower buildings adjacent to the site
Savills Page 34
August 2011on the High Street. However the building’s scale and mass is such that it will not
place undue restrictions on the future development of the adjacent site.
8.49 Focal elements are proposed at the Western End of the Boulevard and the Northern
junction of Pegler Way and the High Street. These elements include the entrance
features to the Morrisons Store and the hotel respectively. At the end of the
boulevard vertical emphasis is provided in the form of three fins, which are set in front
of a fully glazed element. The hotel echoes this and provides fins on its corner
element, and the extra height here will serve to provide a focal point and landmark
building.
8.50 With regards to appearance, the flexible retail/restaurant building at the southern part
of the site is split into three frontages, which could be occupied by one, two or three
tenants. The detailed treatment echoes the existing Bar Med buildings art deco style.
The Morrisons foodstore incorporates a predominately ribbon elevation, with a
vertical emphasis provided in its fins. The glazed circulation core, will sit behind the
fins and provide a different element to break up the building mass and provide
interest and focal point when viewed from the Boulevard. At ground floor level
fronting the high street, a patterned concept is incorporated in the elevation, which
will be echoed through to the surfacing on the new widened pavement. The ribbon
elevation fronts Pegler Way, where it’s curved form will help add interest.
8.51 The hotel building has been articulated to provide not only a landmark building in
terms of physical presence, but also to provide visual interest in the streetscene. It
marks a stop end to the ribbon elevation for the foodstore and vertical emphasis is
provided through the use of coloured louvers, which break the roofline and add a
central focus to the high street elevation. The building turns the corner onto Pegler
Way, and will provide an active ground floor frontage through the provision of the
restaurant use and the hotel entrance. To mark a transition from the focal corner
element, the façade is set back and the building lower in height. Natural tones are
proposed for the materials.
8.52 In summary, the proposed design of the buildings and scheme as a whole has been
carefully considered to meet the Council’s desire to see a landmark building at the
Savills Page 35
August 2011site, to provide a gateway to the Town Centre, and also to provide a focal point at the
end of the Boulevard. The public realm will be well surveyed, and active ground floor
frontages will encourage activity.
8.53 A high quality and fresh design response is proposed at this town centre site and the
proposed development is considered to accord with the aims and objectives of
national, regional and local policy.
Public Realm and Landscaping
8.54 Saved Local Plan Policy GD5 requires appropriate landscaping as part of new
developments overall design, which inter alia respects the character of the
surrounding area, especially any adjacent landscape areas.
8.55 The TCN SPD expects the TCN developer to submit a Management Strategy with the
planning application which establishes responsibility for maintaining high standards of
design, management and maintenance of the public areas within proximity of the
development. This expectation assumes one developer for the entire TCN, not a
phased development, which is what is proposed. Given that the Sussex House
scheme will relate only to a small part of the TCN, it is not possible to submit a
strategy for the entire TCN.
8.56 With regards to public realm improvements within the vicinity of the application site,
the SPD identifies a key public space at the junction of the Boulevard and the High
Street, which is proposed as part of the application.
8.57 The existing traffic dominated High Street will be transformed to provide a pedestrian
friendly environment, which will improve connections with the wider town centre. The
pavement adjacent to the development will be widened to provide a usable
pedestrian area, where seating will be introduced. This space will be sufficient for
any new cafes/restaurants to have outdoor seating, which will add to the street’s
vitality. Existing street clutter and barriers to movement will be removed, and new
Savills Page 36
August 2011high quality surfacing materials introduced. The paving design will echo the façade of
the new Morrisons store.
8.58 On Pegler Way the public realm is enhanced with a revised signal junction proposed
with the junction of the High Street, improving the pedestrian crossing at this northern
gateway. On the High Street, one way traffic is maintained in Phase 1 with a
reallocation of road space and the provision of wider pavements, the bus priority lane
is maintained with a new bus stop in front of the development on High Street. On the
Boulevard again a reallocation of road space is provided with widened footpath while
maintaining the bus priority, into the High Street.
8.59 The proposed servicing and car park access from a new junction onto Pegler Way will
successfully divorce car traffic from the main high street and complies with the SPD in
this respect.
8.60 New planting is limited due to the presence of utilities, which prevents the planting of
trees along the High Street. Along Pegler Way, planting will be introduced to provide
a green wall, which will also provide biodiversity benefits.
8.61 The Historic Impact Assessment sets out how the public realm and landscaping
improvements proposed along the high street will enhance the setting of the nearby
listed buildings.
8.62 The public realm and landscaping proposals are an intrinsic part of the overall design
approach to the site’s redevelopment. They fully meet the aims and expectations of
Saved Policy GD5 and the TCN SPD.
Public Art
8.63 Saved Local Plan Policy GD12 provides that the Council will promote the “Percent
for Art” campaign by encouraging developers to allocate a percentage of the capital
costs of any major new building to be used to commission works of art to be integral
to the development.
Savills Page 37
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