Warehouse alterations at 1-19 (Odds) Crompton Way, Northgate, Crawley

What was proposed

The application sought changes to combine two warehouse units, add office and staff facilities, alter windows and remove or amend several conditions.

“To achieve this, the current application seeks to amend the approved drawings listed under Condition 2 (approved plans) of planning permission CR/2022/0503/FUL.”

“In addition, following the withdrawal of Natural England’s Position Statement on water neutrality, the application seeks to remove conditions 22 (water fittings), 23 (rainwater harvesting) and 24 (vehicle washing). These conditions all sought to restrict water consumption on the site in order to help achieve water neutrality.”

Officer report

The site and surroundings

The site contains a new three-unit warehouse, with commercial buildings around it and homes about 130 metres to the west.

“The site is now occupied by a new warehouse (B8) building, comprising three units, following the demolition of three separate commercial buildings. Units 2 and 3 appear to be being fitted out, but none of the units are occupied yet. Each of the new units has its own service yard and parking areas. There is new landscaping around the site.”

“Commercial buildings surround the site, and the nearest residential properties are in Tushmore Avenue, about 130m to the west of the site.”

Officer report

Why officers supported it

Officers considered the employment, design, neighbour and water changes acceptable, while retaining BREEAM water standards and securing contributions through a Deed of Variation.

“However, there are still restrictions on the use of water in new developments due to the water scarcity problems affecting Crawley and the South East. Policies SDC3 and SDC4 of the Local Plan require the minimum standards for BREEAM ‘Excellent’ within the Water category for non-domestic buildings if the need to demonstrate water neutrality no longer applies.”

“The amendments to the building involving proposed internal alterations and changes to the external appearance of the southern elevation to facilitate the occupation of Units 2 and 3 are considered to be acceptable. The removal of conditions relating to water neutrality are acceptable because the requirement for water neutrality no longer applies.”

Officer report

Parking and water

The scheme exceeded the car parking standard but had fewer lorry spaces, while BREEAM standards would continue to control water consumption.

“The committee report for the original application confirmed floorspace of 1,075 sqm for Unit 2 and 2,877 sqm for Unit 3. The floorspace of Unit 3 is proposed to increase by 374 sqm, giving a proposed total floorspace for the two units of 4,326 sqm. Under the parking standards, this gives a requirement for 43 car parking spaces and 9 lorry parking spaces. The two units have a total of 57 car parking spaces, so comfortably achieve the car parking standard.”

Officer report

Consultation responses

Environmental health, sustainability and Manor Royal consultees raised no objection subject to previous conditions, and no neighbour responses were received.

“CBC Environmental Health Officer: No objection, subject to previous conditions CBC Energy Efficiency & Sustainability: No objection, subject to previous conditions CBC Manor Royal: No objection, subject to previous conditions…”

“A notice was placed at the site, with an expiry date of 13 March 2026.”

Officer report

Who spoke

The Principal Planning Officer gave a verbal summary and outlined the relevant planning considerations.

Members’ questions

Members discussed the warehouse use, parking shortfall, replacement water condition, vehicle washing, new windows and the public-space contribution.

“The Committee then considered the application. In response to queries from Committee members, officers provided the following clarifications: • The warehouses were for storage and distribution use (use class B8). • As per Local Plan standards, the parking provision was based on the combined floorspace of the units.”

“High water usage activities such as on-site vehicle washing were no longer restricted. Compliance with the BREEAM standards would satisfactorily control water consumption. • New windows were proposed on the south elevation of the building in order to increase natural light to the proposed mezzanine floor. • The Section 106 agreement would secure a financial contribution to improvements to public spaces in the Manor Royal area.”

Minutes

The committee’s decision

The committee permitted the application subject to the Deed of Variation securing contributions and the conditions and informatives in the report.

“The Committee then moved to a vote on the recommendation set out in the report. The recommendation was moved by Councillor Rana as the Chair and seconded by Councillor LeTissier as the Vice-Chair.”

“Permit subject to the completion of a Deed of Variation to link the application to the S106 agreement completed for application CR/2022/0503/FUL to secure: Manor Royal payment (total £2092.00 including contribution of £1344.00 paid in relation to original permission); Travel Plan Monitoring Fee (total £3500.00 including contribution paid in relation to the original permission); And subject to the conditions and informatives set out in report PES/522e.”

Minutes