Nine affordable homes at Car Park, Dukes Square, Horsham

What was proposed

The application proposed demolishing a storage garage and building three blocks containing nine affordable-rent flats and maisonettes with communal landscaping.

“The application seeks full planning permission for the demolition of an existing commercial vehicle garage used for storage, and to construct three residential blocks totalling 9 no. residential flats/maisonette (5 x 1 bed, and 4 x 2 bed). The scheme is for 100% affordable rent housing.”

“A small communal green will separate the blocks providing access to the street level private door entry to each ground floor unit, two of which would be Part M4(3) wheelchair accessible and adaptable, and three of which would have their own outdoor yards and cycle and refuse storage close to their front entrance.”

Officer report

The site and surroundings

The site was a council-owned garage and hardstanding beside Dukes Square car park, near homes, a care home, community buildings and heritage assets.

“The existing garage building, currently used for storage, and associated hardstanding is situated to the northern boundary of the Horsham District Council owned Dukes Square car park. The car park comprises 101 spaces, 98 of which are to permit holders.”

“The wider area is of mixed character, comprising residential and community (private /charitable institutions) uses, commercial and light industrial. Lavinia House, an Age UK elderly day care and Cancer Support Centre, and Mill River Lodge a 70-bed residential care home are three / four storey buildings adjacent to the application site. Observer Court is a three-storey block of some 20 affordable homes located to the rear of these buildings.”

Officer report

Earlier planning permission

An earlier application for demolishing the garage and building a seven-bed residential care home was permitted in March 2019.

“Demolition of existing commercial vehicle garage and erection of a residential care home. Permitted 08/03/2019 3. OUTCOME OF CONSULTATIONS”

Officer report

Why officers supported it

Officers considered the site sustainable and suitable for affordable housing, with acceptable design, highways, drainage, ecology, water neutrality and neighbour impacts subject to conditions.

“The Council’s housing land supply position stands at just 1 year which represents a significant shortfall and means the Council is unable to demonstrate a five-year supply of deliverable housing sites. Therefore, as the proposal has demonstrated water neutrality, the presumption in favour of sustainable development in Paragraph 11 d) ii is engaged.”

“Drawing all conclusions together, your Officers conclude the site to be a suitable and a sustainable location within Horsham main town for the quantum and type of development proposed, which would meet identified housing need, irrespective of whether the site is provided as policy complaint market housing, or as 100% affordable housing as proposed. Officers advise this when the proposal is assessed against the development plan and policies…”

Officer report

Consultation responses

Council officers and outside bodies generally raised no objection subject to conditions, while the neighbourhood council and residents initially objected on parking, amenity and construction grounds.

“Horsham Denne Neighbourhood Council: Objection Subsequent consultation: Objection [Summary] Parking: • HDC website contradicts Design & Access statement. • Application does not include residential parking so residents will have to pay for parking. • Given proximity of Age UK, Mill River Lodge and now Life Spring, will be increased pressure for parking which could force parking onto Denne Road. • Disabled parking not included.”

“Initial consultation: Objection [Dec 2023] [Summary] • Parking: Already asked for information regarding current use of permit parking in car park. • Housing: Noted response from Housing regarding need for potential affordable housing provider. HDNC also requests plans for future maintenance of site. • mailboxes, height of planting and type of cycle racks - request this information. • no plan shows location/ design of cycle storage, or racks.”

Officer report

What people objected to

Objections focused on overdevelopment, loss of parking, reduced daylight and privacy, traffic and access, disruption to vulnerable service users, infrastructure and water neutrality.

“Inadequate Infrastructure provision and Water Neutrality • Will add to strain on failing network; very low water pressure and surface water drainage badly blocked. • Fire safety concerns. • An ambulance could not access a property because of street parking. • Water neutrality statement inadequate, containing no concrete plans for offsetting; would not be accepted by HDC planners if this were a private application.”

“Highways and Traffic Matters • Loss of car parking spaces in Dukes Square (from 86 spaces to 49). • Car park parking spaces needed. • Existing Parking Spaces lost; once built, the car park will be reduced to a fraction of the space it currently offers. • Age UK, Olive Tree Cancer Support, and Community Transport (CT) Sussex all have serious concerns about being able to always remain fully operational and this will impact staff, volunteers, clients, tenants and visitors.”

Officer report

Who spoke

A member of the council’s Housing Team spoke in support of the application.

What members discussed

Members noted the planning history, updated access arrangements, two upgraded disabled spaces, the withdrawn neighbourhood objection, fire hydrant requirements, lighting and skyline effects.

“Since the publication of the report, the plan had been updated to show that the access passage at the north of Block C is now blocked off with the exception of use for maintenance. Confirmation had also been received that two of the existing parking spaces in Dukes Square would be upgraded to disabled. With…”

Minutes