Agenda item

Ward: Rusper & Colgate

Applicant: Crest Nicholson Operations Ltd

The Head of Development reported that this application sought permission for the development of between 204 and 250 dwellings, with 40% affordable housing, a pumping station and amenity space.  Matters for consideration under this outline application were the principle of the development and a new access from Calvert Link, with all other matters reserved for future determination.

The application site was located north of the A264 adjacent to Phase 1 of the Kilnwood Vale development.  It was currently grass pasture surrounded by hedges with fields to the west, and woodland to the north.  The site formed part of the West of Bewbush strategic development site and had been reserved to accommodate a western relief road if required; the period of safeguarding the land for a relief road had expired in May 2014.

Details of relevant government and council policies, and relevant planning history, as contained within the report, were noted by the Committee. The responses from statutory internal and external consultees, as contained within the report, were considered by the Committee.  

In response to Wealden District Council’s objection on the grounds of the potential impact on the Ashdown Forest Special Area of Conservation, it was reported at the meeting that that to limit the impact of the proposal on adjacent Special Areas of Conservation, the applicants had proposed to enter into a legal agreement to cap the number of dwellings across the whole of the Kilnwood Vale development to 2,650.  This cap would be lifted if and when the Council is satisfied that the additional units would not result in significant likely impacts on the Ashdown Forest SAC.  As such the planning permission for up to 250 dwellings on the Reserve Land would simply enable residential development across the full extent of the established site area for Kilnwood Vale for up to 2,650 dwellings, which had been fully assessed under the EIA and Transport Assessment for the outline permission.  On this basis, the proposed development on the Reserve Land would result in no additional AADT (annual average daily traffic) to the committed Kilnwood Vale development which had already been assessed through the outline approval. 

Colgate Parish Council had commented on the application.  Wealden District Council and Crawley Borough Council both objected to the proposal.  A total of 57 letters of objection had been received.   One member of the public spoke in objection to the application and the applicant’s agent addressed the Committee in support of the proposal.

Members considered the officer’s planning assessment which indicated that the key issues for consideration in determining the proposal were: the principle of development in the context of the Kilnwood Vale development; impact on the character and visual amenity of the landscape and locality; the amenity of neighbouring occupiers; access, highway and pedestrian safety; and its impact on nature conservation, flooding, land contamination and archaeology.

Members were concerned that West Sussex County Council’s current strategy was not to build a western relief road, although it was noted that development of the site would not preclude the possibility of such a road being built in the future. The Head of Development agreed to write to the County Council requesting that they review their policy and explore alternative solutions for a potential future relief road.

It was also confirmed that discussions with the CCG regarding securing appropriate medical facilities in the locality were progressing.

RESOLVED

(i)      That a legal agreement be entered into to secure: 40% affordable housing; contributions towards open space provision, education, libraries, fire and rescue services, health improvements, community and sports facilities; and a cap the number of dwellings within the whole of the Kilnwood Vale site to 2,650 units.  The legal agreement is to be agreed in consultation with the Local Member, who was also the Chairman of the Committee, and the Vice Chairman.

(ii)     In the event that the legal agreement is not completed within three months of the decision of this committee, the Director of Planning, Economic Development and Property be authorised to refuse permission on the grounds of failure to secure the Obligations necessary to make the development acceptable in planning terms.

 (iii)    That on completion of (i) above, planning application DC/17/2481be determined by the Head of Development with a view to approval.