42 residential flats at Land adjacent Sutherland House, Russell Way, Three Bridges

The site and surroundings

The 0.35-hectare site is between Russell Way and Haslett Avenue East, within a key housing site beside existing residential, commercial and recreational areas.

“The site comprises an area of approximately 0.35 ha and is located within the north-eastern corner of the wider Sutherland House site. There is an existing substation, an area of plant and hardstanding within the application site. The site is situated between Russell Way and Haslett Avenue East.”

“The site lies within the Gatwick Aerodrome Safeguarding area (Policy DD5), is an allocated housing site within the Local Plan (Policy H2), is within a Priority Area for District Energy Networks and the northern and eastern boundaries are defined as Structural Landscaping (Policy CL6). A very small part of the site, to the east, is defined as contaminated land. The site is within an amber area for Great Crested Newts.”

Officer report

What officers recommended

Officers recommended permission because the scheme was acceptable in principle and its design, housing, amenity, highways and environmental effects could be managed.

“The development of this site for residential purposes is acceptable in principle, being an allocated site in the current Local Plan. This scheme would enable the delivery of much needed units in the area.”

“Overall, the proposed flatted development is considered acceptable in planning terms. Its scale, design and siting integrate well with the surrounding built form, contributing positively to the character and appearance of the street scene. The scheme respects the amenities of neighbouring occupiers, with no significant adverse impacts identified in terms of privacy, outlook or light.”

Officer report

Objections received

Two objections raised concerns about the access, Victorian fencing, landscaping, traffic, construction disturbance, congestion, safety and the development’s scale.

“Two letters of objection have been received raising the following concerns:”

“Attention should be given to the cultural heritage of the remaining Victorian metal rail fencing and its protection / restoration should be ensured. • Object to access from Haslett Ave East, aside from adverse traffic impact the continuous planted boundary forms unified landscape frontage. Opening this up would have an adverse visual impact and would impact on the structural landscaping. Access should be to the rear.”

Officer report

Who spoke

The agent spoke in support, citing the allocated housing site, policy compliance, local housing need, technical assessments and proposed financial contributions.

What members discussed

Members discussed traffic and road safety, daylight, parking, pollution, boundary treatment and possible access to a neighbouring children’s playground.

“The Committee then considered the application. Several Committee members raised concerns about the proposed access to the site on Haslett Avenue East and the potential for it to generate more traffic an already busy road.”

“The Committee also discussed the following matters: • Daylight standards. A concern was raised that some rooms fell short of the minimum daylight illuminance level; officers explained that only five rooms did not meet the requirement and did so only marginally. • Parking provision, which was queried as 33 parking spaces were to be provided for 42 flats.”

Minutes