Hostel for 68 people at 6 - 9 Ifield Road, West Green, Crawley

The site and surroundings

The site is a two-and-a-half-storey building in the town centre and High Street Conservation Area, beside a listed house and commercial premises.

“Situated on the south side of Ifield Road within the Town Centre boundary and High Street Conservation Area, the site is occupied by a 2 ½ storey building with permission to be used as house in multiple occupation (sui generis). The land rises to the south. The building has two main brick elements attached to each other above the vehicular access by a glazed link.”

“To the front the site is relatively open and the rear open space, car park, bin storage and cycle parking area is bordered by 1.8m high close boarded fencing. It is accessed from Ifield Road via a coach arch under the 1 st and 2 nd floor glazed link between the main parts of the building. Part of the area to the rear is an under-croft of the 1 st floor of the eastern building.”

Officer report

Earlier permissions

Earlier permissions covered the HMO conversion, residential redevelopment, a pedestrian link bridge and office use; another office application remained undetermined.

“In 2010 planning permission was granted for the redevelopment of this site to provide 13 new residential units around a landscaped courtyard together with 4 car parking spaces and 14 cycle spaces and conversion of the office building at 10 Ifield Road to provide 1 self-contained residential unit (ref. CR/2007/0405/FUL). This application was renewed in 2013 under ref. CR/2013/0536/FUL.”

“In 1999 planning permission was granted for the enclosure of pedestrian link bridge at second floor level under ref. CR/1999/0043/FUL. At this time the buildings 8 and 9, and 6 and 7 Ifield Road were already linked at first floor level and both were in use as offices.”

Officer report

Who spoke

A neighbouring business owner spoke against the application, while the applicant’s representative and two councillors spoke in support.

Committee discussion

Members recognised the need for temporary accommodation but questioned occupancy, communal space, outdoor amenity, parking, fire safety, police concerns and room allocation.

“The Committee then considered the application. Various views were expressed during the debate. In general, Committee members agreed that there was a significant need for more temporary accommodation in the borough and acknowledged that this proposal would assist in alleviating demand and providing for people in need.”

“A Committee member asked officers to clarify whether the proposed development included any outdoor amenity space; officers confirmed it did not. Some Committee members expressed concern that this may have a negative impact on residents, particularly children, and discussed the possibility of incorporating some amenity space (including benches and planting, for example) into the outside area at the rear of the building.”

Minutes

The committee’s decision

The committee permitted the application subject to the reported conditions, with condition 5 amended to require external amenity space as well as refuse storage.

“RESOLVED Permit subject to the conditions set out in report PES/494a, including amended condition 5 as follows:”

“The hostel shall not be occupied by more than 36 persons until details have been provided on a plan showing space within the rear external area for the provision of refuse storage for general waste and recycling, and provision laid out as external amenity space for residents in accordance with the required standards, such details shall be submitted to and agreed in writing by the Local Planning Authority.”

Minutes