66 flats and commercial unit at 14 - 19 Queens Square, Northgate, Crawley

The site

The site contains a four-storey retail building and adjoining frontage, lies in the Queens Square and The Broadway Conservation Area, and is locally listed.

“The application site comprises both 14 – 19 Queens Square and 42 – 46 The Boulevard and is 0.18 hectares in area. 14 -19 Queens Square contains a four storey flat roofed retail unit, currently occupied by Poundland and fronts Queens Square. The building has a brick frontage, with a feature of a finned concrete infill panel with white windows and decorative turquoise tiles. It has a deep canopy across the whole of the Queens Square frontage.”

“The site forms part of Crawley’s original New Town shopping precinct and lies within the recently designated Queens Square and The Broadway Conservation Area. The building is locally listed, along with adjoining buildings.”

Officer report

The officer recommendation

Officers considered the mixed-use scheme acceptable in principle, with suitable design, residential amenity, transport arrangements and mitigation secured by conditions and an agreement.

“The scheme would have a major visual impact on the appearance of the town centre due to the significant increase in height arising from the construction of the residential towers on the Queens Square and The Boulevard frontages. However, the scheme is considered to address and respect the context and character of the existing locally listed building and the Conservation Area, whilst facilitating the delivery of mixed use scheme providing 66 residential units.”

“The scheme respects the amenities of neighbouring occupiers, with no significant adverse impacts identified in terms of privacy, outlook or light. Furthermore, the proposal would be acceptable in terms of the living environment for the occupiers of the new development. The proposal is considered acceptable in highway and sustainable transport terms.”

Officer report

Consultation responses

Most consultees raised no objection or supported the application, subject to conditions, while highways, urban design, economic development and active travel consultees supported it.

“GAL Aerodrome Safeguarding No objection subject to conditions 2. National Air Traffic Services (NATS) No safeguarding objection 3. Thames Water Comments provided, conditions and informatives recommended 4. Police Comments provided 5. CBC Drainage Officer No objection subject to conditions 6. CBC Environmental Health Officer No objection subject to conditions 7. Active Travel Crawley Support the application 8.”

Officer report

Neighbour comments

One objection cited loss of retail, an overbearing design, poor finish, overdevelopment and insufficient accessible parking.

“The application was advertised by means of a site notice which expired on 14 th August 2025 and individual consultation letters were sent to 82 properties in Queens Square, The Boulevard and The Broadway.”

“One objection received on grounds of loss of retail, overbearing design, poor finish, over development of the site, and lack of parking leading to overreliance on cycle parking which is not accessible for all.”

Officer report

Who spoke

The agent spoke in support of the application.

Committee debate

Members remained concerned about the development’s design, size, parking, commercial floorspace, shadowing and access for larger vehicles.

“The Committee then considered the application. Several Committee members raised concerns about the design and size of the proposed development, stating that it was not attractive, did not improve the character of the area, and did not fit in with the buildings that surrounded it.”

“The following matters were also discussed as part of the debate on the item: • No car parking was provided as part of the application which was a concern as this could generate overspill into surrounding areas. Although a car club scheme was proposed, it was not clear how take-up would be incentivised. Officers advised that potential occupiers would be aware of the lack of car parking so demand for parking was not expected to be significant.”

Minutes

The decision

The majority voted against permission and refused the application because its design, height, size and massing were out of character and failed to preserve or enhance the conservation area.

“A Committee member raised the possibility of moving a motion to refuse the application and the Committee discussed in detail the reasons for such a motion. The majority of Committee members felt that the design of the proposed development – particularly its scale and appearance – was unattractive. It was not considered to be in keeping with the town centre and surrounding Conservation Area and did not contribute to or enhance the existing building.”

“The proposal, by reason of its design, height, size and massing, would be out of character with the surrounding area and would fail to preserve or enhance the character of the Queens Square and The Broadway Conservation Area contrary to policies CL2, HA1, HA2 and HA5 in the Crawley Borough Local Plan 2023-2040.”

Minutes