Planning in Crawley

Open Space, Sport and Recreation

Proposals that benefit the use of existing open space, sport and recreational spaces will be supported. However, proposals that remove or affect the continued use of existing open space, sport and recreational spaces will not be permitted unless: a) An assessment of the needs for open space, sport and recreation clearly shows the site to be surplus to requirements; or b) The loss resulting from the proposed development would be replaced by equivalent or better provision in terms of quantity and quality in a suitable location; or c) The development is for alternative sports and recreational provision, the needs for which clearly outweigh the loss. Whilst a site may be surplus to requirements as open space it may still be of environmental or cultural value. The site's development may have unacceptable visual or amenity impact, or adversely affect its wider green infrastructure functions, including for climate change mitigation. Therefore, applicants should also carefully consider the character, landscape, biodiversity and other environmental policies in the Plan.

Town Centre Neighbourhood Facilities

To facilitate the changing role of Crawley Town Centre, development of town centre neighbourhood facilities to meet the needs of its growing residential population will be supported. Such town centre neighbourhood facilities fall broadly within Use Classes E (Commercial, business and service), F1 (non-residential institutions) and F2 (local community uses) and may include: i. Local shopping facilities; ii. Community facilities, including community halls, flexible community space, and space for religious or faith activities; iii. Healthcare; iv. Education; v. Leisure provision; vi. Accessible high quality green, open or recreational amenity space. Other uses that would demonstrably help meet the needs of the Town Centre's residential population, will also be supported. In all cases, town centre neighbourhood facilities must support the overall vitality and viability of the Town Centre. Where provision of town centre neighbourhood facilities would result in a net loss of employment floorspace, the requirements of Policy EC2 must be met.

Enabling Healthy Lifestyles and Wellbeing

New development must be designed to achieve healthy, inclusive and safe places, which enable and support healthy lifestyles and address identified health and wellbeing needs in Crawley. In order to maximise opportunities to enable healthy lifestyles, new development must: • Meet the principles of good urban design and support Crawley's status as a Dementia-Friendly Town, through ensuring legibility of layout, materials and design (Policies CL2 and DD1); • Meet the needs of all through the use of the highest standards of accessible and inclusive design (Policy DD2);

Neighbourhood Principle

The neighbourhood principle will be protected and enhanced by: a) maintaining the neighbourhood structure of the town with a clear pattern of land uses and arrangement of open spaces and landscape features. Development within the neighbourhoods should mainly be residential, in-keeping with the existing neighbourhood. Where new compact development is appropriate and meets the required safeguards set out in Policies CL2, CL3 and CL4, mixed use and higher density development may be compatible with the existing structure of the neighbourhood, particularly if it is situated in sustainable locations such as their neighbourhood centres; b) ensuring the neighbourhood centres remain the focal point for the local community, providing facilities that meet their day-to-day needs within walking distance; and c) encouraging development unless it would result in local facilities and services which help meet the day-to-day needs of residents being lost or conflicts with other policies within the Plan.

Enabling Healthy Lifestyles and Wellbeing

New development must be designed to achieve healthy, inclusive and safe places, which enable and support healthy lifestyles and address identified health and wellbeing needs in Crawley. In order to maximise opportunities to enable healthy lifestyles, new development must: • Meet the principles of good urban design and support Crawley's status as a Dementia-Friendly Town, through ensuring legibility of layout, materials and design (Policies CL2 and DD1); • Meet the needs of all through the use of the highest standards of accessible and inclusive design (Policy DD2); • Provide opportunities for high quality open space, play and recreation (Policies OS1 and OS2); • Prioritise the use of accessible and reliable sustainable transport and active travel through providing greater levels of safe and attractive opportunities for active travel (Policies OS3, ST1 and ST2); • Be supported by, and not result in a loss of, necessary infrastructure provision (Policies IN1 and IN2); • Ensure proposals are safe for future site users and do not result in unacceptable harmful impacts (Policies EP1 to EP6); and • Ensure proposals incorporate biodiversity and green infrastructure which enable climate change resilience (Policies GI1 and GI3). Major developments must set out how they address the requirements of Policy SD2 as part of the planning application. In order to satisfy this policy requirement, a Health Impact Assessment must be included with qualifying planning applications, as set out in the Local List of Requirements, at the point of submission for validation purposes.

Development Outside the Built-Up Area

To ensure that Crawley's compact nature and attractive setting is maintained, development should: i. Be grouped where possible with existing buildings to minimise impact on visual amenity; ii. Identify existing character and key assets, heritage, landscape and built forms, and recognise the significant qualities of the area, including its grain, aspect, scale, natural resources, views, sense of space and tranquillity to guide any new development; iii. Identify the strategic context of such settings and environments of the town, and respond intelligently to the underlying landscape and environmental systems and form; iv. Maintain a loose-knit, low density rural character clearly differentiating it from development within the urban area; v. Be located to avoid the loss of important on-site views and off-site views towards important landscape and heritage features, understanding how they function and how they are experienced and perceived; vi. Reflect local character, heritage and distinctiveness in terms of form, height, scale, plot shape and size, elevations, roofline and pitch, overall colour, texture and boundary treatment (walls, hedges, fences and gates). Where screening and existing character allows, careful, unique modern new design could be considered; vii. Minimise the impact of lighting to avoid blurring the distinction between urban and rural areas and in areas which are intrinsically dark to avoid light pollution to the night sky; viii. Ensure buildings and any external hard surfacing, parking areas, access roads and outdoor storage are not visually prominent in the landscape; ix. Avoid generating an unacceptable level and/or frequency of noise in areas relatively undisturbed by noise and valued for their recreational or amenity value; x. Avoid generating traffic of a type or amount inappropriate to the rural roads; xi. Ensure access to the countryside is maintained and enhanced from Crawley's neighbourhoods, in accordance with Policy OS3 and demonstrate how such areas can be better experienced; and xii. Avoid introducing a use which by virtue of its operation is not compatible with the countryside. In addition to the above, all proposals must recognise the individual character and distinctiveness, and the role of the landscape character area or edge in which it is proposed as shown on the Local Plan Map, established by the Crawley Borough Council Landscape Character Assessment, and set out below. Certain types of development may alter one or more important elements that make up a Character Area or Edge. This is acceptable if its overall character and role is not compromised and measures are taken to limit impacts through mitigation and enhancement where possible. This may be the strengthening of other elements of the area's character or general enhancement through increased biodiversity, green links and other mitigation measures as detailed in the Landscape Character Assessment. Proposals which alter the overall character of the area must demonstrate that the need for the development clearly outweighs the impact on landscape character and is in accordance with national and local policy. Mitigation and/or compensation will be sought in such cases where this can be proven.

Tree Replacement Standards

Tree retention and provision needs to be accounted for at an early stage when designing the layout of new development. Following the completion of surveys and analysis of the site, consideration must be given to which trees are the most suitable for retention: i. Trees of the highest quality (those categorised as A and B trees in the Tree Survey) should be retained as part of the proposed layout. ii. Trees of moderate and low value (category C and below) should not automatically be considered for removal, as they may play a useful role in site screening, or as an important habitat feature. Where development proposals would result in the loss of trees, applicants must identify which trees are to be removed and replaced in order to mitigate for the visual impact resulting from the loss of the tree canopies. Proposals must demonstrate that the number of replacements accords with the following requirements: Trunk diameter of each tree (measured in cms at 1.5m above ground level) to be removed: No. of replacement trees required: Less than 19.9: 1 20 – 29.9: 2 30 – 39.9: 3 40 – 49.9: 4 50 – 59.9: 5 60 – 69.9: 6 70 – 79.9: 7 80+: 8 The girth of replacement trees will vary depending on species and location but should balance the need to reduce the likelihood of new tree stock failing to survive whilst providing visual amenity from the outset. The replacement tree planting requirements would normally be expected to be met within the development site. Where the local planning authority agrees that this is not feasible or desirable, commuted sums will be sought in lieu on a per tree basis, taking account of constraints to planting. The approach would enable the green character and appearance of the borough to be maintained through tree planting on appropriate and available land. The Manor Royal Design Guide SPD sets out tree planting requirements for sites in Manor Royal.

Movement Patterns, Layout and Sustainable Urban Design

All development should seek to: 1. Use land more efficiently and sustainably, integrating land uses and movement networks. It should build upon, connect to, enhance and extend sustainable movement, in turn maximising opportunities for compact development and sustainable travel and increased levels of sustainable transport modal share. 2. Ensure that buildings are orientated to overlook movement corridors in order to provide passive supervision and safety. Major development should put people before traffic and encourage walking and cycling through establishing a layout of routes, within the proposed site which: i. Understand and respond to the wider borough pattern of movement, demonstrating how walking and cycling connections will enhance and integrate schemes with Crawley town centre, local centres, transportation hubs, schools and employment areas. ii. Connect, or provide scope for future connection, from new development to areas of rural open space and/or large urban areas of green open space. New route alignments should follow desire lines as much as possible allowing for sustainable travel through routes to be straight and direct, providing clear, legible and obvious linkages to adjoining areas. This should draw active travel routes into and through new sites to create a strong and direct street, path and open space network. A contribution may be required to fund or part-fund the delivery/improvement or expansion of sustainable transport infrastructure (see Policy ST1 and the Planning Obligations Annex).

Compact Development – Layout, Scale and Appearance

Appropriate Residential Density Across the borough, in general, a minimum density of at least 45 dwellings per hectare will apply to all residential developments within the Built-Up Area Boundary unless the existing character justifies a lower figure. In the following specific locations, unless the existing character justifies a lower figure, major proposals must achieve the following minimum densities in order to make the best use of land and encourage modal shift to sustainable transport options: i. High density: A minimum of 200 dwellings per hectare for development sites within 800m (a ten minutes' walk) of Crawley or Three Bridges train stations, Crawley bus station, and/or within 640m (eight minutes' walk) of the Town Centre Fastway stops. ii. Moderate density: Within a range of 60 - 200 dwellings per hectare for development within: • Neighbourhood Parades; • Areas within eight minutes walking distance of stops along Fastway Route 10 (as listed in paragraph 4.44, 2), or where a similar or enhanced public transport service is provided in the future, which are within five minutes walking distance of a local foodstore and ten minutes of a primary school or health centre. Developments of significant scale outside these locations must be high or moderate density and will only be permitted where they can provide appropriate levels of accessibility to enhanced public transport services.

Significant Development, Masterplanning and Design Success

To support applications for significant developments or for a group of smaller sites which, on aggregate, form substantial wider area development, Masterplans will usually be required. In addition to the requirements of Policy CL2, they will need to illustrate and describe how planning and design policies and guidance have been taken into account and how these will be implemented, both within the applicant site and its wider context. Masterplanning and Design Codes Proportionate masterplans and codes, the identification of opportunities and the design vision based on Area Based Character Assessments must be developed with local communities. Proposals will need to set out an overall vision for the site and its context. These should be prepared as part of area-wide and site-specific design codes, providing indicative and flexible vision for future development form, urban design concepts informed by preliminary technical appraisals and viability testing. Masterplans must chart overall urban design guidance and intent. They should demonstrate: i. how a site or series of sites will be developed, implemented and phased; ii. key elements such as the landscape and movement strategy, including connections to the wider street network, the position of different area types, key areas of active frontage and public realm; iii. principles on matters of importance rather than prescribing design in detail. Applications for particularly significant schemes may be asked to present to a design review panel.

Normal Requirements of All New Development

Proposals must be supported by a future management and maintenance plan for all shared hard and soft landscaping, semi-public or semi-private areas to ensure these areas become well-established. Streetscene improvements, public art, CCTV and access and safety measures (such as fire hydrants), or contributions towards these, will be sought on a site specific basis in accordance with policy and relevant service requirements. Major developments will be required to allocate a sum equivalent to 1% of build costs to the commissioning of public art work to be included as part of the scheme, or else as a commuted payment towards offsite provision of public art, where viability allows.

Inclusive Design

Development proposals are required to achieve the highest standards of accessible and inclusive design possible, ensuring they: i. can be entered, used and exited safely, easily and with dignity by all; ii. are convenient and welcoming with no disabling barriers, providing independent access without undue effort, separation or special treatment; and are designed to incorporate safe and dignified emergency evacuation for all building users. In all developments where lifts are installed, as a minimum at least one lift per core (or more subject to capacity assessments) should be a suitably sized fire evacuation lift suitable to be used to evacuate people who require level access from the building; The Design and Access Statement, submitted as part of planning applications, should include an inclusive design statement. All new dwellings must be capable of adapting to the changing needs of residents through the application of Building Regulations Part M Category 2 – accessible and adaptable dwellings. This will be secured through a planning condition. Plans submitted in support of relevant applications must clearly show how the Building Regulations will be met to this level. In exceptional circumstances, flexibility may be applied in the application of this policy requirement for: a. specific small scale infill developments; b. flats above existing shops or garages; c. stacked maisonettes where the potential for decked access to lifts is restricted. All dwelling extensions and in-fill developments that include a new external entrance must comply with the same Building Regulations for entrances as newly built homes. These require a level or ramped entrance and minimum door width. As with new-build homes, sensible exceptions include where proposals involve protected structures or landscape or where site conditions are difficult, such as on sloping land. Other inclusive features (downstairs toilet, 1500mm turning circle and raised power points) are strongly recommended to be incorporated, where practicable.

Advertisements

Applications for express Advertisement Consent will be permitted unless the proposed advert(s) would have a detrimental impact on amenity or public safety, either individually or by virtue of cumulative impact. Relevant factors considered by the council will include: a) The impact on visual amenity in the vicinity of the advertisement, taking into account the degree to which it is in scale or keeping with any host building or structure, or with the character of the locality, including scenic, historic, architectural or cultural value or features. b) Any impact on visual or aural amenity, including on light sensitive species and sensitive habitats, in the vicinity arising from lighting or noise associated with the advertisement. c) The potential impact on road safety through: i. obstruction or impairment of sight-lines; ii. obstructing, confusing, or distracting the view of a road user; iii. leaving insufficient vertical or lateral clearance for vehicles; iv. confusion, glare, dazzle or distraction caused by lighting; v. causing pedestrians to walk or stop in hazardous places; vi. misleading resemblance to road traffic signs. d) The potential impact on railway safety through impairment of the ability of railway personnel to recognise and interpret signals, warning boards, lights, signs and level crossings from the railway. e) The potential impact on the safety of aircraft through glare, resemblance to visual landing guidance signals, proximity to the flight path of aircraft, or impairment of radar or navigational aid equipment. These factors will be interpreted as appropriate in the light of the other policies in this Plan and supporting guidance published by the council.

Crossovers

Proposals for crossovers to access hardstandings in gardens will only be permitted where highway safety and the amenity of the street scene are not adversely affected; and the proposal will not result in a net loss of public on-street parking spaces.

Active and Engaging Frontages

Within the Town Centre Boundary, development at ground floor level will be required to achieve active frontages that engage positively with the public realm to promote a sense of vibrancy. Blank façades, or the appearance of blank façades, onto the public realm should be avoided. Developments directly adjacent to public open space, whether street, formal or informal open space, must: a) Provide a positive interface; b) Improve the visual and environmental qualities of a place; c) Improve the legibility of a place; d) Consider the rhythm, pattern and harmony of openings relative to its enclosure; e) Pay careful attention to the architectural expression of entrances, corners and projections; and f) Consider durability, maintenance, colour and pattern of façades.

Making Successful Places – Principles of Good Urban Design

To assist in the creation, retention and/or enhancement of successful places, all new development must: i. Meet the design parameters and principles as set out in the National Design Guide (NDG) and National Model Design Code (NMDC), in the absence of locally produced masterplans, design codes or guides. ii. Demonstrate that new proposals have addressed the following in particular: 1. Existing Character, Design Vision and Opportunities All new development must identify, define and be designed so that proposals respect, protect, build upon and enhance the positive aspects of existing character, significance and distinctiveness of both the site and wider area. For major applications, proposals must demonstrate and document how the positive and valued components of existing, wider area rural/urban structure have guided and directed the form of new development. Area-based character assessment should, and for schemes of moderate density and above must, be used to identify a clear design vision and opportunities available and in turn use these opportunities to define the types of place(s) the proposal aims to achieve. The Assessment, vision and opportunities should demonstrate how the proposal will contribute to the sustainable development of the area, and how the existing special qualities of an area will be reflected in new proposals, while not preventing or discouraging appropriate innovation or change (such as increased densities). Design principles and parameters reflecting these must be set out at a broad level for the surrounding area and as detailed design requirements for the site. This can be in the form of masterplans, design guides and/or codes. 2. Effective Use of Land All new development must identify, test, determine and (where appropriate) embrace opportunities for increased density, and major applications must meet the requirements of Policy CL3 criteria i and ii and Policy CL4. 3. Built Form, Layout and Movement In considering the layout, scale and arrangement of buildings, streets and landscapes, all new development must: i. demonstrate how the components and characteristics of a well-designed place as set out in the National Model Design Code have been considered to create a well-designed proposal; ii. demonstrate how places are experienced (both currently and proposed) including valuable visual connections into, out, through and beyond the site; iii. make connected places that are permeable for people and wildlife; iv. provide recognisable spaces and routes that are attractive, safe, uncluttered and which work effectively for all in society, including disabled and elderly people. Intersections and landmarks should be used and designed to help people find their way around and create places that are legible and easy to read; and v. optimise orientation, solar gain and aspect, for both outdoor space and buildings. Major applications must: a) ensure the proposed urban structure results in active travel movement paths and corridors which are determined by where people want to go within and beyond the development, taking advantage of direct desire lines as much as possible; b) create continuous frontages onto streets and spaces enclosed by development which clearly define private and public areas and ensure streets, footpaths and open spaces are overlooked by buildings; and c) ensure movement corridors and the placing of new development take account of long distant vistas, landmarks, views into and out of adjoining areas, gateways to and between particular areas, and focal points. Major, moderate and high-density range applications should use illustrative tools, such as accurate 3D massing models, to show the basic form of new proposals in relation to their existing setting/surrounding context, particularly from a street level perspective.

Normal Requirements of All New Development

Development proposals must use land efficiently and not unduly restrict the development potential of adjoining land, nor prejudice the proper planning and phasing of development over a wider area. All proposals for development in Crawley will be required to: a) Provide or retain a good standard of amenity for all existing and future occupants of land and buildings, and not cause unreasonable harm to the amenity of the surrounding area by way of overlooking, dominance or overshadowing, traffic generation and general activity, for example noise, smells and/or vibration; b) Design the orientation and aspect, including the location of habitable rooms in order to optimise solar gain, recognising the influence of the daily sun path and green infrastructure. c) Retain and reuse existing buildings occupying a site or demonstrate why this is not feasible, viable or desirable. This is particularly relevant in the case of building, structures or landscape features that contribute to local character, setting and context; d) Include well-located public spaces that support a wide variety of activities and encourage human interaction to promote health, wellbeing, social and civic inclusion. Streets within residential neighbourhoods should, in particular, be designed to prioritise pedestrians with a focus on social interaction, such as play, communal gatherings and places to sit with neighbours. e) Include development form and architectural quality and specification which complements the existing setting and character of the area, especially where buildings are being replaced; f) For large applications, consider flexible development forms that can respond to changing social, technological and economic conditions and provide diversity and choice through a mix of compatible uses that work together to create viable places that respond to local needs; g) Retain existing individual or groups of trees and green infrastructure and biodiversity assets that contribute positively to the area, and enhance soft landscaping, designing it in as an integral part of the layout. Trees should have sufficient space to reach maturity and sufficient space should also be provided to ensure private gardens would not be overshadowed by tree canopies and rooms within buildings would receive adequate daylight. All development should meet the standards set out in Policy DD4 where trees would be lost to development and all development should meet the Biodiversity Net Gain requirements set out in Policy GI3; h) Demonstrate how "Secure by Design" principles and guidance set out in "Secured by Design" design guide (as amended) have been incorporated into development proposals to reduce crime, the fear of crime, anti-social behaviour and disorder. Also, for all development, the potential impact on community safety must be carefully considered at the earliest opportunity to ensure that measures are integrated into proposals without compromising other objectives; i) Meet the requirements necessary for their safe and proper use, in particular with regard to access, circulation and manoeuvring, vehicle and cycle parking, loading and unloading, and the storage and collection of waste/recycling; and j) In respect of residential schemes, until bespoke Crawley-based Design Codes are adopted, demonstrate how the criteria outlined in the Urban Design SPD, relevant NDG and NMDC guidance and Building for a Healthy Life has been taken into account for the evaluation of the design quality of residential proposals and would be delivered through the scheme. Major applications and any residential scheme with a density in excess of 45 dwellings per hectare must be supported by an indicative future management and maintenance plan for all shared and all semi-public or semi-private areas of hard and soft landscaping, to ensure these areas become well-established. For all proposals, street scene improvements, public art, CCTV, and access and safety measures (such as fire hydrants), or contributions towards these, will be sought on a site specific basis in accordance with policy and relevant service requirements. Development must be informed by the council's waste and recycling guidance when designing new developments (or changing the use of existing buildings) within the borough. Consideration must be given to both the internal and external design of properties in order to allow sufficient space for both general waste and recycling provision and to provide adequate and safe access for the council's waste collection contractor.

Strategic Employment Location - Gatwick Green

Land at east of Balcombe Road and south of the M23 spur, known as Gatwick Green, is allocated for an industrial-led Strategic Employment Location that will provide a minimum of 17.93ha industrial land, predominantly within the B8 use class. The site identified on the Local Plan Map is larger because, based on past trends and market demands, a greater quantum of industrial floorspace may be required. This could be supported by complementary uses where justified by evidence, including ancillary uses such as a limited provision of offices and supporting amenity uses that will cater for the needs of employees. Also, there is a need for the strategic development to provide comprehensive supporting infrastructure, and an appropriate landscaping buffer to protect the amenity of neighbouring properties.

Employment and Skills

All major development, including residential and employment uses, must contribute to addressing the skills gap in Crawley through the submission of an Employment and Skills Plan and a proportionate financial contribution towards employment and skills development, secured through a S106 agreement. i. A site specific Employment and Skills Plan should be prepared and submitted by the applicant, in liaison with the council, to demonstrate how development will support initiatives identified in the Crawley Employment and Skills Programme. This will be secured through a S106 agreement on a planning permission. ii. A developer contribution will be sought for all major residential and employment applications. This will normally be a proportionate financial contribution that will be used to support Employ Crawley in the borough wide coordination of training and employment schemes supporting local people in gaining access to the job market. Where it can be clearly demonstrated that measures in lieu of the financial contribution would achieve greater benefits in delivering employment and skills initiatives to help Crawley residents access employment opportunities, this will in principle be supported, subject to negotiation and agreement with the council. Contributions will be agreed by the council and developer and secured through a S106 legal agreement.

High Quality Office Provision

Development that adds to the supply and variety of high quality Grade A office space in Crawley, including the refurbishment and improvement of existing office floorspace and the provision of new office floorspace, will be supported in the Main Employment Areas. The sequential test will not be required where new Grade A office floorspace is proposed within the Main Employment Areas, or where it is located within 500 metres of a public transport interchange. Within the Gatwick Airport boundary, non-airport related office development should meet the requirements of Policy GAT4.

Employment Uses at Gatwick

The loss of airport-related employment floorspace within the airport boundary will be permitted where it can be demonstrated that development will not have a detrimental impact on the long term ability of the airport to meet the floorspace need necessary to meet the operational needs of the airport as it grows. New non-airport related employment floorspace within the airport boundary will only be permitted where it can be demonstrated that: i. this will not have a detrimental effect on the long term ability of the airport to meet the land and floorspace requirements necessary to meet the needs of the airport as it grows; and ii. it will not have an unacceptable impact on the role and function of the other Main Employment Areas within Crawley borough and town centres and employment areas beyond Crawley's boundaries.

Flexible Temporary Cultural and Creative Uses

Within the Main Employment Areas and neighbourhood centres, the growth and evolution of Crawley's cultural facilities and creative industries will be supported through the temporary 'meanwhile' use of underused commercial premises and public realm, provided that the proposed temporary use: a. would generate footfall and stimulate activity, including through the provision of active and engaging frontage where appropriate; b. would be appropriate to its location in terms of amenity and disturbance, having regard to the agent of change principle; c. would be sustainably located close to public transport links; d. where proposed on land or buildings are subject to a Local Plan allocation or planning permission, the temporary use would not prejudice the timely implementation of planned development; e. would not result in an adverse impact on the economic function of the Main Employment Area.

Employment Development and Amenity Sensitive Uses

The relationship between employment and amenity sensitive uses, particularly residential, must be carefully planned having regard to the 'agent of change' principle, to minimise the scope for nuisance. Where residential or amenity-sensitive development is proposed adjacent to Main Employment Areas, the principal concern will be to ensure that the economic function of the area is not constrained. The proposed development must be designed to mitigate impacts from existing or future employment uses on its occupiers. Residential development within the Main Employment Areas, except within the Town Centre, will not be supported. The development, redevelopment or change of use of sites for employment use within or adjacent to residential areas will be permitted only where there is no adverse harm to the amenity, function and setting of nearby residential uses. Particular care should be taken within the Buffer Zones at Manor Royal and Forge Wood, where employment uses will be permitted provided that development would not adversely impact upon the amenity, function and setting of nearby uses.

Neighbourhood Centres

Crawley's neighbourhood centres provide floorspace that contributes to the town's wider employment function. These areas are sustainable locations for smaller-scale employment use, and economic development will be supported where it meets the policy requirements of Local Plan Policies CL1, CL2, DD1, EC1 and EC11. In neighbourhood parades, new floorspace and changes of use will be supported provided that development: i) is appropriate to the established role of the neighbourhood centre in terms of scale and function; and ii) will not adversely affect the ability of the parade to cater for the day-to-day needs of local residents; and iii) will not result in an adverse impact upon the amenity and environment of the locality; and iv) will maintain and where possible enhance the vitality and viability of the parade.

Rural Economy

Development that supports the sustainable growth of the rural economy in Crawley's countryside will be supported provided it: a) is of a scale and function that is appropriate to, and consistent with, the character of the countryside; and b) would not result in an urbanising impact that would undermine the intrinsic character and beauty of the countryside; and c) would not result in the loss of valued landscapes, sites of biodiversity or geological value, trees and woodland, or the best and most versatile agricultural land; and d) would not result in the loss of connectivity or function of the green infrastructure network and/or sites of biodiversity value. Development proposals which would result in the permanent loss of the best and most versatile agricultural land (Grades 1, 2 and 3a in the DEFRA Agricultural Land Classification system) will not be permitted unless it can be demonstrated that there are no appropriate alternatives and there are over-riding sustainability benefits. Any development must also meet the requirements of Policy CL8: Development Outside the Built-Up Area.

Economic Growth in Main Employment Areas

Crawley's Main Employment Areas make a significant contribution to the economy of the town and the wider area, and are a focus for sustainable economic growth. Whilst identified as Main Employment Areas, Manor Royal, Gatwick Green, Gatwick Airport and Crawley Town Centre perform a specific employment role which is recognised in individual location-specific Policies EC3, EC4, TC1 to TC5, and GAT4. The other Main Employment Areas are: • Three Bridges Corridor (including Denvale Trade Park, Spindle Way, Stephenson Way and Hazelwick Avenue); • Maidenbower Business Park; • Tilgate Forest Business Centre; • Broadfield Business Park; • Lowfield Heath; • Broadfield Stadium and K2 Crawley; • The Hawth. Employment generating development will be supported in the seven Main Employment Areas listed above where it makes for an efficient use of land or buildings and contributes positively to sustainable economic growth and the overall economic function of Crawley. Development that would involve a net loss of employment land or floorspace in any Main Employment Area, including Manor Royal, Gatwick Green, Gatwick Airport and Crawley Town Centre, will only be permitted where it is demonstrated that: i. the site is no longer suitable, nor viable, nor appropriate for employment purposes, or that a limited loss of employment floorspace will support the wider economic use of the site; and ii. the loss of any land or floorspace will result in wider social, environmental or economic benefit which clearly outweighs the loss; and iii. there would be no adverse impact on the economic function of the Main Employment Area, nor the wider economic function of Crawley.

Manor Royal

Manor Royal is the principal business location for Crawley, and is instrumental to the economic success of the Gatwick Diamond. Its core business function is a key strength that should be retained and enhanced. Development that is compatible with the area's economic function and role in the wider sub-region will be permitted where it falls within the business sectors of office, research and development, light industry, general industrial and storage or distribution and would result in the reuse, intensification, or change of use of the land or buildings. Development outside of the sectors identified above will be permitted where it can be demonstrated that it is of a scale and function that supports, and does not undermine, the established business role and function of Manor Royal. Development of a dedicated business hub capable of addressing the need for supporting business facilities and staff amenities will be supported. This should be sustainably located and will be expected to provide genuine step-change to complement and enhance the business function of Manor Royal. All development should contribute positively to the overall setting and environment of Manor Royal through high quality design and landscaping in accordance with the Manor Royal Design Guide Supplementary Planning Document. Where developments in Manor Royal involve a net increase in gross internal area in excess of 100sqm, the council will seek a proportionate financial contribution towards public realm improvements in Manor Royal, subject to appropriate projects being identified, as set out in the Local Plan Planning Obligations Annex.

Employment and Skills Development

For all major development, developers will be required to satisfy the following: i) Committing at the Planning Application stage to prepare and submit a site-specific Employment and Skills Plan, the content of which must be agreed by the council, prior to the commencement of development. ii) The making of a proportionate financial contribution towards employment and skills initiatives in Crawley.

Supporting the Creative Industries

Within the Main Employment Areas the provision of new or improved business floorspace for use by the creative industries will be supported where: a) it would enhance the supply and range of employment floorspace, including start-up, incubation, and growth space, in the borough; b) it would not result in a significant individual or cumulative negative impact on the operation of the Main Employment Area; c) it makes provision for gigabit-capable full fibre broadband to ensure that fibre or other cabling does not need to be retrofitted; d) the proposed use, if falling within the definition of 'Main Town Centre' uses, satisfies the NPPF sequential and impact tests where these apply.

Sustainable Economic Growth

Crawley's role as the key economic driver for the Coast to Capital and Gatwick Diamond areas will be protected and enhanced. Suitable opportunities are identified within the borough to enable existing and new businesses to grow and prosper. There is need for a minimum of 113,390sqm (26.2ha) new business land in the borough which, taking off the opportunities identified in the Employment Land Trajectory, results in an outstanding requirement for a minimum 62,737sqm (17.93ha) new B8 industrial, principally storage & distribution land over the period to 2040. Crawley's recognised economic role and function will be maintained and enhanced through: i) Building upon and protecting the established role of Manor Royal as the key mixed business location for Crawley at the heart of the Gatwick Diamond and Coast to Capital areas; ii) Ensuring that the borough's Main Employment Areas are protected as locations for sustainable economic growth; iii) Encouraging the redevelopment and intensification of under-utilised sites in Main Employment Areas for employment use; iv) Supporting small extensions to Manor Royal, outside of safeguarding, where this would deliver additional business land, and can be achieved in a manner that is consistent with other Local Plan policies; and v) Allocation of an industrial-led Strategic Employment Location at Gatwick Green, on land east of Balcombe Road and south of the M23 spur.

Strategic Employment Location

Land east of Balcombe Road and south of the M23 spur, referred to as Gatwick Green, is allocated for the comprehensive development of an industrial-led Strategic Employment Location. Requirements Proposals for development of the Strategic Employment Location will be required to: Employment Uses a. Provide as a minimum 17.93ha new industrial land, predominantly for B8 storage and distribution use. b. Justify any limited complementary ancillary uses such as office floorspace, small-scale convenience retail and small-scale leisure facilities that would support the principal industrial-led storage and distribution function. Movement and Accessibility c. Demonstrate through a comprehensive Mobility Strategy how the development will achieve the master plan-level vision for the development as regards movement, including through measures and improvements that maximise sustainable access to the site, and optimise the use of sustainable modes of transport as opposed to the private vehicle. The Mobility Strategy will detail infrastructure improvements that will be required to adequately mitigate the development impacts on the highways network, and set out how these improvements will be delivered and operated. HGV traffic will not be allowed to enter Gatwick Green from the north on Balcombe Road, and will not be allowed to egress the site via a right turn onto Balcombe Road. The Mobility Strategy will demonstrate how the required measures and infrastructure improvements will work alongside any highway improvements required for the expansion of the airport as shown in the 2019 Gatwick Airport Master Plan. It will be prepared in consultation with West Sussex County Council, National Highways, Gatwick Airport, relevant public transport operators and active travel groups. The Mobility Strategy will accompany the Master Plan to be agreed by the council prior to the submission of an outline planning application. d. Demonstrate through a Transport Assessment, to be submitted as part of the outline planning application, that appropriate access can be provided to the site having regard to both employee and operational movements. This must demonstrate that there will be no severe residual impact on the local and strategic road network, taking into account the operation of Gatwick Airport as nationally significant infrastructure, the allocated Horley Strategic Business Park, and the impact of committed developments in the borough and surrounding areas. e. Highways infrastructure and improvements that are required as a result of impacts arising from the development must be delivered as part of the development. On the basis that the development will be required to address its own highways impact, a S106 sustainable transport contribution will not be sought. f. Submit a Construction Management and Phasing Plan, to include measures that mitigate any adverse impacts on local and strategic road networks during the construction phase. g. Provide improvements to public transport facilities, including existing bus infrastructure, and measures to maximise the accessibility of routes/services to future occupiers in and around the site. h. Upgrade and extend pedestrian/cycle routes to the site from residential areas in Crawley and Horley and from Gatwick Airport station. i. Provide appropriate levels of on-site parking solely for the uses on the site and ensure measures are in place to ensure no airport-related parking occurs. j. Submit air quality modelling alongside the Transport Assessment, to include consideration of cumulative impacts. Sustainable Design and Construction k. Achieve an exemplar development in sustainability terms, achieving BREEAM Excellent rating, and demonstrating how the development will achieve Net Zero emissions and carbon neutrality by 2050. l. Implement an energy strategy developed in accordance with the hierarchy set out in Policy SDC2. m. Demonstrate, through a Flood Risk Assessment and Surface Water Drainage Strategy, how drainage and flood risk (including cumulative flood risk) will be taken into account in the design and layout of development, and appropriately mitigated to ensure that the development is safe in flood risk terms and does not increase flood risk elsewhere. n. Submit an Agricultural Land Classification Statement evidencing that a robust assessment of agricultural land quality has been undertaken for the allocation site and demonstrating how the requirements of Policy EC13 are satisfied. Digital Technology o. Support the needs of 21st century business through the delivery of high quality communications infrastructure including gigabit capable full fibre broadband. Character and Design p. Be designed and laid out to achieve an appropriate transition to, and relationship with, neighbouring residential and countryside areas, including through appropriate height, massing and siting of buildings and suitable consideration of shared boundaries to include measures to reinforce existing tree and hedgerow screening. Particular regard should be had to the location of the site in the North East Crawley Rural Fringe landscape character area. q. Ensure the height and design of buildings, lighting and other design aspects are consistent with the operational standards of Gatwick Airport with respect to aerodrome safeguarding requirements (Policy DD5 refers). r. Include an appropriate landscape buffer, and public open space, to reinforce the distinctive identity of Gatwick Green Strategic Employment Location, and its separation from Gatwick Airport, Horley, and the wider countryside setting of the site. s. Provide buildings of an exemplar standard of design to reflect the Strategic Employment Location concept including sufficient flexibility to provide adaptability to cater for a range of, expanding and established businesses and major occupiers and to be complemented by high quality public realm. t. Protect and enhance woodland, existing trees and hedgerows where possible and enhance the green/blue infrastructure on site, including the Gatwick Wood Biodiversity Opportunity Area. u. Ensure the design of buildings provides an appropriate interior environment for users, having regard to the impacts of noise from existing and future sources, particularly air traffic and the M23. Mitigate noise intrusion from activities on the site to adjacent residential and open areas. v. Provide measures to minimise the impact of lighting upon neighbouring residential and adjoining countryside areas. w. Ensure development proposals conserve the setting of nearby Listed Buildings and Locally Listed Buildings. The retention of important hedgerows will be encouraged as will retention of a buffer to the green corridor along Balcombe Road to retain the historic landscape character. Impact Assessment It must be demonstrated how the Strategic Employment Location will address Crawley's identified need for industrial focused business floorspace, and how its offer will be complementary to the mixed-use business function of Manor Royal, the vitality and viability of Crawley Town Centre, delivery of the allocated office-led Horley Strategic Business Park in Reigate and Banstead borough, and other planned strategic employment development in the functional economic market area. Delivery Planning conditions and obligations to control delivery of the development, the use of the site and appropriate off-site considerations will be required, including for infrastructure, open space and social commitments. These will include: • Requirement for ongoing economic impacts testing. • Contribute to delivering objectives of the Crawley Employment and Skills Programme, demonstrating through an Employment and Skills Plan (to be agreed by the council) how the development, through its construction and end user phases, will contribute to addressing the local skills gap. This may include, use of local labour, local supply chain procurement and similar skills/capacity support (in conjunction with local education and training providers). The development of the Gatwick Green site will be in accordance with an agreed master plan, incorporating a vision-led approach as required by Department for Transport Circular 1/2022. It will set out the key development, mobility, design and delivery principles including landscape and visual impact to ensure comprehensive development in line with the above requirements. The master plan shall be produced by the site promoter in consultation with the council and other parties including statutory consultees, stakeholders and other interested parties, including the local community. The master plan shall be agreed by the council prior to the submission of an outline planning application to assist the consideration of subsequent planning application(s) and must include phasing, programming of infrastructure and details on quantum of development and appropriate uses. The master plan will be taken into account as a material consideration in the determination of any planning applications.

District Energy Networks

The development of district energy networks and associated infrastructure is encouraged and should be approved unless it results in significant adverse impacts on the environs. Priority areas for the delivery of District Energy Networks (DEN) are identified on the Local Plan Map. Any major development within the borough meeting the thresholds for submitting a Sustainability Statement detailed in Policy SDC1, and all development proposals within a priority area for District Energy Networks that would involve the creation of a new dwelling or the creation of over 1000sqm of internal floorspace, must incorporate an energy strategy developed in accordance with the following hierarchy: i. where a network is in place in the immediate area: connect to an existing District Energy Network; ii. where a network is not yet in place: a) incorporate within the development a system for supplying energy to any surrounding existing or planned buildings. Any system installed should be compatible with a wider district energy network and developments should ensure that connection to a wider network is facilitated in the future through good design and site layout; or b) include site-wide communal energy systems; or c) demonstrate that the development will be "network ready", i.e. optimally designed to connect to a District Energy Network on construction or at some point after construction. iii. where a development has demonstrated that the preceding options cannot be achieved, due to technical feasibility, or due to site or development specifics, an alternative approach to incorporating low- or zero-carbon technology energy may be justified, on a case-by-case basis. These developments will be required to supply a proportion of their regulated energy needs from low- or zero-carbon sources located on or near the site as follows: a) For major developments within a DEN priority area: at least 20%; b) For major developments outside a DEN priority area, or minor developments within a DEN priority area including the creation of a new dwelling: at least 10%. Where a connection to an existing District Energy Network is proposed, the council may secure the implementation of this by means of a planning obligation. All development within the categories identified above must be supported through the submission of a Sustainability Statement in compliance with the Planning and Climate Change SPD.

Sustainable Design and Construction

The following requirements and standards set the strategic framework for the mitigation and adaptation of climate change as part of the development process within Crawley. CLIMATE CHANGE MITIGATION Development will be required to mitigate climate change in accordance with the following hierarchy: Be Lean Where new-build dwellings may be subject to Part L of the 2013 Edition of the 2010 Building Regulations for the purposes of Building Regulations compliance, the relevant Target Emission Rate (TER) should be achieved using building fabric and energy efficiency measures alone. The 'Be Green' requirement set out below will require further emissions reductions, which may be achieved using low/zero carbon technologies. Residential developments including 10 or more new homes or incorporating a site area of 0.5 hectares or more will also be required to implement a recognised quality regime to ensure that 'as built' environmental performance matches the calculated design performance. New buildings other than dwellings which may be subject to Part L2A of the 2013 Edition of the 2010 Building Regulations for the purposes of Building Regulations compliance should achieve the relevant Target Emission Rate (TER) through fabric and energy efficiency measures alone. The 'Be Green' requirement set out below will require further emissions reductions, which may be achieved using low/zero carbon technologies. Other developments meeting the thresholds for submission of a Sustainability Statement (detailed below) should detail their consideration of the potential for building fabric and energy efficiency measures, and any specific measures proposed. These proposals will usually trigger building regulations requirements, and proposals for meeting these should be set out. All developments required to submit a Sustainability Statement should be designed and implemented as far as possible to minimise the amount of carbon emitted throughout the development process and to limit the loss of any existing embedded carbon onsite, including through consideration of the feasibility of retrofitting and re-using existing buildings. The incorporation of this approach within the development process should be detailed in the Sustainability Statement. Be Clean Developments should consider and respond to the potential to supply their energy needs, particularly for electricity, heating and cooling, by means of decentralised energy generation in accordance with Policy SDC2. Be Green All developments required to submit a Sustainability Statement should use renewable and low carbon energy technologies, where appropriate, or where required to meet specific emissions standards for new buildings. This should include use of available roof-space for solar PV where possible. New-build dwellings will be required to meet whichever of the following standards is more efficient in respect of carbon dioxide emissions: a) a reduction of at least 19% against the Target Emission Rate (TER) set by the 2013 Edition of the 2010 Building Regulations (Part L); b) a new mandatory national emissions standard, introduced via Building Regulations or otherwise. New buildings other than dwellings will be required to undergo BREEAM certification and achieve the 'minimum standards' for BREEAM Excellent within the Energy and Water categories, except where it is demonstrated that this is not technically feasible. CLIMATE CHANGE ADAPTATION All developments required to submit a Sustainability Statement should contribute to the tackling of the serious water stress in the borough in accordance with Policy SDC3. All development within the Sussex North Water Resource Zone will be required to achieve water neutrality in accordance with Policy SDC4. New dwellings, other new buildings, and material changes of use (as defined by the Building Regulations) will be required to cope with future temperature extremes, and mitigate the potential of the development to increase the impact of heatwave effects, in accordance with the cooling hierarchy: • Minimise internal heat generation through energy efficient design; • Reduce the amount of heat entering a building in summer through orientation, shading, albedo, fenestration, insulation and green roofs and walls; • Design to enable passive ventilation (e.g. cross ventilation); • Provide mechanical ventilation; • Provide active cooling (ensuring they are the lowest carbon options). SUSTAINABILITY STATEMENT THRESHOLDS All proposals involving the types of development listed below must be supported by a Sustainability Statement detailing the performance of the development against these requirements, including proposed approaches to achieving relevant Building Regulations requirements, minimising the loss of embodied carbon, and the avoidance of overheating: • Creation of a dwelling (including by conversion); • Creation of 100sqm or more of new-build floorspace; • Extension of a building which already comprises 1000sqm or more; • The following changes of use, where cumulatively affecting 100sqm or more: – Non-E-class to E-class; – Non-C-class to C-class; – Non-F-class to F-class. RENEWABLE AND LOW CARBON ENERGY DEVELOPMENTS Proposals for renewable and low carbon energy installations and infrastructure of a type and scale appropriate to the character of the borough (including the presence of Gatwick Airport) will be supported where any adverse impacts are (or can be made) acceptable. Further details on how the council will apply this policy can be found in the Planning and Climate Change SPD.

High Weald National Landscape

The council will conserve and enhance the natural beauty and setting of the High Weald National Landscape by having particular regard to the High Weald AONB Management Plan in determining development proposals affecting the High Weald National Landscape. Where development is proposed close to, or within, the High Weald National Landscape, consideration of both the visual impacts on the intrinsic scenic qualities of the High Weald National Landscape and the impacts of its landscape character or features, must be provided within submitted landscape character assessments.

Flood Risk Guidance for Householder Development, Small Non-Residential Extensions

Within areas of medium or high flood risk, including Flood Zone 2 (medium probability), Flood Zone 3a (high probability) and Flood Zone 3b (functional floodplain) a detailed Flood Risk Assessment will not be required for: i. Householder development; ii. Minor non-residential extensions with a footprint of less than 250m2; iii. Minor alterations to property. Instead, a Flood Risk and Resilience Statement must be provided. This will be required to, on a proportionate basis, demonstrate how: i) any loss of flood storage resulting from the development will be appropriately mitigated; and ii) the development has been designed to ensure that, over its lifetime and taking climate change into account, it is resilient to the level of flood risk posed.

Land and Water Quality

People's health and quality of life, property and the wider environment will be protected from unacceptable risks of, and adverse effects associated with, radioactivity, chemical substances and biological agents in land. Development will adhere to the appropriate local and national standards, procedures and principles to ensure that, having undertaken appropriate land quality assessment, remediation, and protection, the land is suitable for the proposed use. A. Sensitive Development Development on land that is affected by the above pollutants will be permitted where it can be clearly demonstrated that the development, its future occupiers and the wider environment will not be exposed to unacceptable risk from, or be adversely affected by, land contamination. B. Development With Potential For Causing Land Contamination Development that has the potential to cause land contamination will only be permitted where the applicant demonstrates that: i. adequate measures will be put in place to protect land quality and any receiving waters; ii. there will be no adverse impacts to occupiers of neighbouring land or the wider environment as a result of the development.

Air Quality

People's health, quality of life and the wider environment shall be protected from the significant adverse effects of atmospheric pollution. Development should help to improve air quality and enhance the environment. New and existing development will be prevented from contributing to, being put at risk from, or being adversely affected by atmospheric pollution. To achieve this, development will be required to prevent, or where this is not practicable, minimise the generation of pollutants that would result in a deterioration in air quality and to prevent exposure to poor air quality. To ensure that air quality is appropriately taken into account in the planning of development, applicants will adhere to national and local guidance, including the Local Plan Planning Obligations Annex and Air Quality and Emissions Mitigation Guidance for Sussex (2021 or latest version) which should be used to identify if: a) an Emissions Mitigation Statement is required as part of a planning application; b) an Air Quality Impact Assessment is required as part of a planning application. To reduce the overall background levels of pollution, sustainable design principles shall be incorporated into the development to ensure that the residual local emissions of air pollution are prevented or, where this is not practicable, minimised. This shall include high standards of insulation, the selection of low emission technology for heating and power; and the provision of facilities for sustainable transport including electric vehicle charge infrastructure and charge points. Planning permission will only be granted where it can be demonstrated that the development: i. has appropriately factored air quality into the location, design and operation of development, and where necessary, provided appropriate mitigation; and ii. will not result in a deterioration of air quality within an AQMA; and iii. will not lead to the declaration of a new AQMA; and iv. does not conflict with the requirements of an air quality action plan; and v. will not result in an increase in exposure within an AQMA. Odour Where amenity sensitive development is proposed within 800 metres of a Waste Water Treatment Works an Odour Impact Assessment will be required as part of the planning application. This should confirm that either there will be no adverse amenity impact for occupiers of the proposed development, or demonstrate how appropriate mitigation will be provided to ensure the development is appropriate in amenity terms. Development of Industrial and Commercial Use Development that includes industrial and commercial land uses must submit appropriate detailed evidence to enable assessment of potential significant adverse air quality impacts. Mitigation measures should be included in proposals where evidence suggests a likely significant adverse effect.

External Lighting

Development must demonstrate how it will minimise light pollution to avoid significant harm to biodiversity and public and highway safety, and prevent unacceptable sky glow, glare, light spillage and unnecessary energy usage. Development will normally be permitted where: 1. the minimum amount of lighting necessary to achieve its purpose is specified; and 2. outdoor lighting is well designed, low impact, and appropriate in terms of its intensity, height, and use of fittings and structures; and 3. outdoor lighting does not cause unacceptable detriment to public and highway safety, nor biodiversity, in particular priority habitat and species. 4. The design and specification of the lighting minimises sky glow, glare and light spillage in relation to local character, the visibility of the night sky, the residential amenities of adjoining occupiers, and public safety; and 5. Low energy lighting is used; and 6. Where lighting of a landmark feature is proposed, the level and type of illumination would enhance the feature itself.

Structural Landscaping

Areas of trees and soft landscape that make an important contribution to the development of the town and its distinct neighbourhoods, in terms of character and appearance, structure, screening or softening, have been identified on the Local Plan Map as Structural Landscaping. Developments are required to respect and plan for the conservation of the landscape character of the town and should enhance the prominence, legibility and visibility of these natural assets through the orientation and layout of new development. Proposals should protect and/or enhance, including through extending and connecting areas of structural landscaping where appropriate. The visual impact of proposals on structural landscaping should be demonstrated. Where limited or weak structural landscaping can be identified as a negative factor in the attractiveness of an area, opportunities will be sought to deliver enhancements as part of development proposals, this may include improvements to biodiversity and habitat creation where multiple benefits can be achieved.

Important and Valued Landscape and Views

The following types of Important Views identified on the Local Plan Map should be protected and/or enhanced and development proposals should not result in a direct adverse impact or lead to the erosion of these views: • Linear Contained Views The robust tree planting that contains the views is essential to their quality and must be protected and/or enhanced. Therefore, all new buildings, structures, signs and advertisements, parked vehicles and hard surfaced areas must be well-screened by trees and other soft landscaping. Development proposals at the end of the view corridor must demonstrate that the view would be protected and/or enhanced. The Boulevard view lies between its junction with the High Street and the Crawley College Tower. Any proposals in the area will be required to retain, or enhance, the vista or to replace it with public realm of equal, or greater, townscape value. • Long Distance Views The points from which the view can be enjoyed must remain unobstructed by development in the foreground. Where the view is to an identified feature, development is required to protect and/or enhance this feature. Valued Landscape and Views More localised Valued Views are identified in Conservation Area Statements and other Supplementary Planning Documents. These form part of the special character of relevant areas. When considering development proposals which affect these views, the objective of protecting or enhancing them should be given appropriate weight in light of: i. Policies HA1 to HA7 or other character or design policies relevant to the local area; ii. any national or local heritage-, design- or character-related designation in place for the area. Area Based Character Assessments, when prepared, will further identify valued localised views and valued landscape. Where such work defines urban and landscape structure, the relationship between landscape, settlement and movement patterns, will be framed and founded upon both long distance and linear views and spatial distinctiveness relative to the surrounding setting. Views out of a site or place are as important as defining from where there are the most important views into a site. The visual impact of proposals affecting Important and Valued Views must be clearly and accurately demonstrated as part of the planning application submission, for example through the use of verified view montages and cross sections.

High Weald National Landscape

The council will conserve and enhance the natural beauty and setting of the High Weald National Landscape by having particular regard to the High Weald AONB Management Plan in determining development proposals affecting the High Weald National Landscape. Where development is proposed close to, or within, the High Weald National Landscape, consideration of both the visual impacts on the intrinsic scenic qualities of the High Weald National Landscape and the impacts of its landscape character or features, must be provided within submitted landscape character assessments.

Tree Replacement Standards

Where development proposals would result in the loss of trees, the number of replacements is based on the size of tree to be lost. Where commuted sums are sought in lieu of on-site provision, these will be based on the cost on a per tree, taking account of constraints to planting. The cost of off-site planting will be based on the cost of a sixteen to eighteen centimetre girth tree measured at 1.5m off the ground, planting, sundries and watering over a five year period. Where tree planting will occur within a hard paved area, the additional cost of construction for a tree pit must be funded. The contribution covers the cost of providing the tree pit (where appropriate), purchasing, planting, protecting, establishing and initially maintaining the new tree. The "open ground" contribution will apply where development results in the loss of council-owned trees in open ground and where the development results in the loss of trees on the development site, and it is unable to provide the required replacement tree planting on site. The council will plant the replacements in a location that contributes to the character and appearance of the borough and regains loss of biodiversity. The "hardstanding" contribution will apply where new tree planting in hard standing is required off-site to mitigate the impact of development.

Development and Flood Risk

Development must avoid areas which are exposed to an unacceptable risk from flooding, and must not increase the risk of flooding elsewhere. To achieve this, development will: i. be directed to areas of lowest flood risk having regard to its compatibility with the proposed location in flood risk terms, and, where required, demonstrating that first the sequential test and, if needed, the exception test are satisfied; ii. where located in Flood Zones 2 or 3, and for all major development in Flood Zone 1 or where otherwise required by the NPPF, demonstrate through a Flood Risk Assessment how appropriate mitigation measures will be implemented to ensure that over the lifetime of the development and taking climate change into account, that flood risk is acceptable on site, and is not increased elsewhere as a result of the development; iii. demonstrate that peak surface water run-off rates and annual volumes of run-off will be reduced through the effective implementation, use and maintenance of SuDS, unless it can be demonstrated that these are not technically feasible or financially viable; iv. make appropriate provision for surface water drainage to the ground, water courses or surface water sewers, having regard to surface water flow paths. Surface water will not be allowed to drain to the foul sewer. Opportunities to maximise water re-use within a development should also be considered where feasible. For major development, planning applications should be accompanied by a site-specific drainage strategy; v. not be permitted to take place within 8 metres from the edge of bank of any Main River or Ordinary Watercourse, nor within 3 metres of any sewer system without prior consent from the appropriate authority; vi. post construction, provide to the council certification of the drainage works from a third party professional. This should not be the consultant who designed the drainage features. This will be to ensure that the drainage details and design submitted for planning application has been constructed in line with the submitted documents.

Development and Noise

People's health, quality of life and cognitive ability and development will be protected from unacceptable noise impacts by managing the relationship between noise sensitive development and noise sources. To achieve this, Policy EP4 should be read in conjunction with the Local Plan Noise Annex, and development is required to adhere to the provisions and standards contained within it. A. Noise Sensitive Development Residential and other noise sensitive development will only be permitted where it can be demonstrated that users of the development will not be exposed to unacceptable noise impact from existing, temporary or future uses. In the case of development likely to experience noise or effects within the Significant Observed Adverse Effects Level, only when it is first proven that it is necessary to develop in that location having taken all circumstances into account will permission be considered. Noise sensitive uses proposed in areas that are exposed to noise above the Lowest Observed Adverse Effect Level (LOAEL) or within the Significant Observed Adverse Effect Level (SOAEL) from existing or future industrial, commercial or transport (air, road, rail and mixed) sources will only be permitted where: in the case of effects within SOAEL there is no alternative; and in all cases it can be demonstrated good acoustic design has been considered early in the planning process, and that all appropriate mitigation, through careful planning, layout and design, will be undertaken to ensure that the noise impact for future users will be made acceptable. Noise sensitive uses proposed in areas that are exposed to noise at the Unacceptable Adverse Effect level will not be permitted. For surface transport noise sources, the Unacceptable Adverse Effect Level is considered to occur where noise exposure is above 66dB LAeq,16hr (57dB LAeq,8hr at night). For aviation transport sources the Unacceptable Adverse Effect is considered to occur where noise exposure is above 60dB LAeq,16hr. (57dB LAeq,8hr at night). B. Noise Generating Development Noise generating development will be permitted where it can be demonstrated that nearby noise sensitive uses (as existing or planned) will not be exposed to noise impact that will adversely affect the amenity of existing and future users. Proposals will adhere to standards identified in the Local Plan Noise Annex to establish if the proposal is acceptable in noise impact terms, and where required will, through good acoustic design, appropriately mitigate noise impacts through careful planning, layout and design. Noise Generating Development that would expose users of noise sensitive uses to Unacceptable Adverse Effect noise will not be permitted. C. Noise Impact Assessment A Noise Impact Assessment will be required to support applications where noise sensitive uses are likely to be exposed to significant or unacceptable noise exposure. The Noise Impact Assessment will: i. assess the impact of the proposal as a noise receptor or generator as appropriate; and ii. demonstrate in full how the development will be designed, located, and controlled to mitigate the impact of noise on health and quality of life, neighbouring properties, and the surrounding area. In preparing a Noise Impact Assessment, applicants will adhere to Planning Noise Advice Document: Sussex (2023 or latest revision) and ProPG (Professional Practice Guidance on Planning & Noise for New Residential Developments) for further guidance. Where there is conflict between these documents and the Local Plan, the Local Plan documents take precedent. D. Mitigating Noise Impact Where proposals are identified as being in the Lowest Observed Adverse Effect Level (LOAEL) or the Significant Observed Adverse Effect Level (SOAEL) categories, either through noise exposure or generation, all reasonable mitigation measures must be employed to mitigate noise impacts to an acceptable level that is as low as is reasonably achievable. Appropriate mitigation must be delivered as part of the development to ensure that the impacts of existing or known potential future noise sources are acceptable on the use being applied for by the applicant.

Air Quality

Development that may reasonably be considered to impact upon air quality, will be expected to contribute towards achieving a reduction in levels of air pollution, and should demonstrate how this will be achieved through an Air Quality Assessment (Policy EP5).

Green Infrastructure

Proposals which reduce, block or harm the functions of green infrastructure should be avoided. Any loss will be required to be adequately justified, minimised, and mitigated against or as a last resort compensated for to ensure the integrity of the green infrastructure network is maintained. Proposals should maximise the opportunity to maintain and extend green infrastructure links to form a multi-functional network of open space, providing opportunities for walking and cycling, and connecting to the urban/rural fringe and the wider countryside beyond. Large proposals will be required to provide new and/or create links to green infrastructure where possible.

Biodiversity and Net Gain

Development whose primary objective is to conserve or enhance biodiversity will be supported. All development proposals will be expected to incorporate features to encourage biodiversity and enhance existing features of nature conservation value within and around the development. Development proposals will be required to demonstrate how the scheme will meet the government's requirement for securing measurable 'net gain' in biodiversity, including information calculating the current biodiversity value of the site. Biodiversity Net Gain is in addition to existing habitats and species protections. In delivering Biodiversity Net Gain for development proposals, the mitigation hierarchy should be followed. As a minimum, all development proposals will need to achieve a net gain for biodiversity in accordance with government expectations, currently a 10% increase in habitat value for wildlife compared with the pre-development baseline. This should be calculated using the government's most recently published Biodiversity Metric and be supported by relevant specialist ecological surveys, interpretation and advice. The pre-development baseline will be taken from January 2020. All developments, even with a pre-development baseline of Zero or low baseline will be expected to provide net gain. Developments that are of a smaller size should look to use the Small Sites Biodiversity metric. Developments on sites with low (or zero) existing biodiversity baseline should use the Urban Greening Factor criteria to achieve appropriate improvements and gains to the environment. In the first instance 'net gain' units should be sought on-site. If on-site is not feasible then delivery of off-site 'net gain' units should be identified as part of a strategic solution. Where neither of these options can be identified, net gains should be sought in the form of 'Biodiversity Credits' that can contribute to a strategic solution. Gains should be sought for perpetuity for the lifetime of the development. Any credits that are bought to deliver off-site Net Gains should demonstrate that they will be secured for at least 30 years via conditions or agreements. Appropriate management and maintenance measures should be in place throughout and following development. Applicants will also be required to submit their baseline findings and proposals to the Sussex Biodiversity Record Centre in an appropriate format. Applications should include consideration to securing benefits for the purposes of pollination and biodiversity as part of their on-site landscaping schemes. This can include consideration for green roofs and green walls, where soft landscaping at ground level is limited. Discussions with Gatwick Airport Limited in relation to planting and management to minimise the risk of bird strike should be held at an early stage of landscape design, in accordance with Policy DD5. Developers may be required to commit to providing an Ecological Management Plan/Biodiversity Offset Management Plan for the development site. This will usually apply to larger developments or where a development site is close to a Local Wildlife Site. Landscape proposals for residential development should contribute to the character and appearance of the town by including at least one new tree, or equivalent soft landscaping, for each new dwelling, of an appropriate species and planted in an appropriate location. The tree and soft landscaping planting requirements would normally be expected to be met within the development site. Where the local planning authority agrees that this is not feasible or desirable, commuted sums will be sought in lieu on a per tree, or equivalent alternative habitat basis, taking account of constraints to planting. The approach would enable the green character and appearance of the borough to be maintained through tree and soft landscape planting on appropriate and available land. Proposals which would result in significant harm to biodiversity will be refused unless: i. this can be avoided by locating the development on an alternative part of the site with less harmful impact; or ii. the harm can be adequately mitigated, or, as a last resort, compensated for. Compensation should consider losses of all the benefits provided by the natural environment.

Provision of Open Space and Recreational Facilities

The Open Space, Sport and Recreation Assessment, Indoor Sports Facilities Assessment and Playing Pitch Strategy (2020) provide an up-to-date evidence base on the surplus and deficits of provision in different neighbourhoods and are to be taken into account in meeting the demand for open space, sport and recreation arising from current and new development. Where development is on existing open space which is not identified as surplus and is, therefore, required to be replaced through Policy OS1, a S106 agreement will be sought to secure the replacement open space and to provide and improve the Public Rights of Way network both within the development and connecting to the surrounding countryside/open spaces. Residential development creates a demand for open space, sport and recreation facilities. Depending on the characteristics and location of housing sites, on-site provision of open space may be appropriate and required as an integral part of the development to meet the needs arising from the increased population from the new residential units. This will be proportional to the additional demand and impacts on open space generated by the development, using the borough's open space standards set out in paragraph 7.13 and the Open Space and Indoor Sports Facilities Assessments and Playing Pitch Strategy (2020) (and any subsequent updates). A site-specific assessment should be undertaken to determine the existing quantitative, qualitative and accessibility of public open space within the locality of the development. Where the council agrees that such provision cannot reasonably be provided on site, the council will seek a financial contribution towards the enhancement of existing facilities in order to mitigate the increased demand. Details regarding the council's approach to seeking these contributions are set out in the Local Plan Planning Obligations Annex and further explained in the Green Infrastructure SPD. Higher density development within the Town Centre will be expected to consider opportunities to provide on-site amenity open space, play space and community food growing space. A financial contribution will be expected, proportionate to the associated anticipated increase in population generated by the development, towards strategic sports pitch and ancillary facilities provision. Taking viability into account, higher density town centre developments will not be expected to provide a contribution towards parks and recreation spaces or natural green space. Imaginative design solutions suitable for high density, Town Centre style developments should be considered in meeting the biodiversity net gain requirement on-site (Policy GI3). Where provision of any of the open space typologies required from higher density development is agreed cannot reasonably be provided fully on-site, the council will seek financial contributions in line with the Planning Obligations Annex, the Green Infrastructure SPD and Biodiversity Net Gain guidance. In addition, the impact of the increased population from residential development on open space and recreational facilities which particularly serve a borough-wide population will be mitigated by the use of the Community Infrastructure Levy. Opportunities are encouraged to provide multi-use open space and/or indoor recreation provision, e.g. natural play areas, BMX tracks, Parkour sites, Public Rights of Way and other signed recreational routes, where there is an existing undersupply of these facilities and the negative impact on green infrastructure, including biodiversity and visual amenity, can be avoided.

Tackling Water Stress

Development will be planned to a high standard of water efficiency to help address serious water stress. Where development is located outside the Sussex North Water Resource Zone, the following requirements apply: a) New residential development will be designed to utilise no more than 110 litres of mains supplied water per person per day, as per the Building Regulations optional requirement for tighter water efficiency; b) New non-domestic buildings will be designed to meet the minimum standards for BREEAM 'Excellent' within the Water category. These standards will be required unless superseded by any tighter national standard introduced during the Local Plan period that are applicable in an area of serious water stress. Non-residential extensions and changes of use which are required to submit a Sustainability Statement in accordance with Policy SDC1 will be required to achieve water efficiencies equivalent to the minimum Water standards for BREEAM 'Excellent', unless this is shown to be unfeasible. Applicants must demonstrate how they have achieved the requirements of this Policy within their Sustainability Statement as required by Policy SDC1.

Water Neutrality

Developments will be required to achieve identified levels of water efficiency through water efficient design, and remaining mains-supplied water use will be required to be offset such that there is no net increase in mains-supplied water use within the WRZ compared with pre-development levels. A local planning authority-led water offsetting scheme will be introduced within the WRZ as one way to bring forward development that is supported by local plans. Development proposals are not required to utilise this scheme and may achieve water neutrality through bringing forward their own offsetting schemes. Where developments propose to use a water offsetting scheme or an alternative water supply in order to meet the requirement for water neutrality set out in Policy SDC4, planning obligations will be imposed as needed in accordance with the tests set out in CIL Regulation 122. Where a development is accessing the Local Authority Offsetting Implementation Scheme (OIS), a proportionate financial contribution will be secured to cover the costs of the offsetting measures required as well as the operating overheads of the OIS.

Green Infrastructure

Any growing urban area will place additional stress on the natural environment, including the aquatic environment. Crawley's multi-functional green infrastructure network will be conserved and enhanced through the following measures: i. Development which protects and enhances green infrastructure will be supported; ii. Development proposals should take a positive approach to designing green infrastructure, utilising the council's supplementary planning documents to integrate link and enhance the network of green assets; iii. Development proposals which reduce, block or harm the functions of green infrastructure should be avoided. Any loss or impact will be required to be adequately justified, minimised, mitigated or, as a last resort, compensated for, to ensure the integrity of the green and blue infrastructure network is maintained; iv. The strategic green infrastructure network is afforded the highest protection due to its high value from existing or identified potential multiple functions, for example as recreation, routeways, access to the countryside, wildlife and climate mitigation; v. Development proposals should maximise the opportunity to maintain and extend green infrastructure links to form a multi-functional network of open space, providing opportunities for walking and cycling, and connecting to the urban/rural fringe and the wider countryside beyond; vi. Cross-boundary matters relating to green infrastructure should be considered and incorporated at the early stage of an application; vii. Large development proposals will be required to provide new and/or create links to green infrastructure as well as take into consideration the use of SuDS and methods that incorporate blue infrastructure into development designs to improve the visual amenity of the development, to account for Policy EP1 and to aid in reducing surface water run-off. viii. Householder developments and small non-residential extensions should take into account Policy EP2 and innovative solutions that incorporate green and blue infrastructure into designs at an early stage. ix. Where possible, Natural England's Accessible Natural Green Space Standard recommendations and the Woodland Trust's Woodland Access Standard should be used to assess a development proposal's location in relation to existing accessible natural green space and woodland. As a minimum, developments should seek to ensure new development proposals meet the Crawley local standards for natural greenspace set out in paragraphs 7.13 and 14.14 relating to quantity, accessibility, quality and value.

Biodiversity Sites

Up-to-date habitat and species surveys and associated reports will be required to accompany planning applications which may affect the areas listed below or sites showing likely ecological value. If significant harm to biodiversity resulting from development cannot be avoided, adequately mitigated or as last resort compensated then planning permission should be refused. Hierarchy of Biodiversity Sites To ensure a net gain in biodiversity, the following areas and their supporting and connecting habitat will be conserved and enhanced and the council will support their designation and management through Management Plans: 1. Internationally designated sites: • Special Area of Conservation (SAC); • Site of Community Importance; • Priority Natural Habitat or Priority Species Site; • Special Protection Area (SPA); • Potential SPA (pSPA); • Proposed SAC (pSAC); • Listed and Proposed Ramsar Site; • Sites identified or required as compensation measures for adverse effects on statutory Internationally designated sites. 2. Nationally designated sites: • Sites of Special Scientific Interest (SSSI) International Sites and SSSI will receive the highest level of protection for habitat conservation value in line with national legislation, policy and guidance. 3. National Planning Policy Framework Sites: • Ancient Woodland, and aged or veteran trees Development resulting in the loss or deterioration of irreplaceable habitats (such as ancient woodland and ancient or veteran trees) should be refused, unless there are wholly exceptional reasons and a suitable compensation strategy exists. A buffer zone between development and ancient woodland will be required in line with Natural England Standing Advice. 4. Locally designated sites, and habitats and species outside designated sites: • Local Nature Reserves (LNR); • Local Wildlife Sites (LWS); • Nature Improvement Areas; • Habitats of Principle Importance identified in S41 of the Natural Environment and Rural Communities Act 2006 or Biodiversity Action Plans; • Biodiversity Opportunity Areas; • Where Protected Species are present; • Where Species of Principal Importance are present, as identified in S41 of the Natural Environment and Rural Communities Act 2006.

Local Green Space

The following area is designated as Local Green Space: Ifield Brook Meadows and Rusper Road Playing Fields This area is designated due to its value to the local community and local significance in its function as an area for enjoyment of recreation, visual amenity, tranquillity, wildlife, heritage, and highly accessible countryside close to the urban area. The above area will be safeguarded from development other than in very special circumstances or where the development is to enhance Local Green Space functions, for example, through improvements to access, recreation and wildlife.

Water Neutrality

1. All development within the Sussex North Water Resource Zone (WRZ) will need to demonstrate water neutrality through water efficient design and offsetting of any net additional water use of the development. This is to be achieved by ensuring that: Water Efficient Design a) New residential development is designed to utilise no more than 85 litres of mains supplied water per person per day; b) New non-domestic buildings achieve a score of 3 credits within the water (WAT01 Water Consumption) issue category for the BREEAM Standard or an equivalent standard set out in any future update; AND Offsetting Water Use c) Development proposals demonstrate that having achieved water efficient design, any remaining mains-supplied water use from the development is offset such that there is no net increase in mains-supplied water use within the WRZ compared with pre-development levels. 2. A water neutrality statement will be required to demonstrate how policy requirements have been met in relation to water supply, water efficient design and offsetting. The statement shall provide, as a minimum, the following: a. baseline information relating to existing water use within a development site; b. full calculations relating to expected water use within a proposed development; and c. full details of how any remaining water use will be offset. 3. A local authority and South Downs National Park Authority (SDNPA)-led water offsetting scheme will be introduced to bring forward development and infrastructure supported by Local and Neighbourhood Plans. The authorities will manage access to the offsetting scheme to ensure that sufficient water capacity exists to accommodate planned growth within the Plan period. 4. Development proposals are not required to utilise the local authority and SDNPA-led offsetting scheme and may bring forward their own offsetting schemes. Any such development proposals will need to have regard to the local authority and SDNPA-led offsetting scheme and associated documents. 5. Offsetting schemes can be located within any part of the WRZ, with the exception that offsetting will not be accepted within the Bramber/Upper Beeding area in Horsham district. 6. Where an alternative water supply is to be provided, the Water Neutrality Statement will need to demonstrate that no water is utilised from sources that supply the Sussex North WRZ. The wider acceptability of and certainty of delivery for alternative water supplies will be considered on a case-by-case basis. 7. Should the need to demonstrate water neutrality no longer be required, new residential development must be designed to utilise no more than 110 litres of mains supplied water per person per day, as per the Building Regulations optional requirement for tighter water efficiency. For non-domestic buildings, the minimum standards for BREEAM 'Excellent' within the Water category will apply. Should tighter national standards be introduced during the Local Plan period applicable for areas of serious water stress, they will be applied.

Conservation Areas

Development within a Conservation Area should individually and cumulatively result in the preservation or enhancement of the character and appearance of the area. All development within a Conservation Area should conform to the relevant Conservation Area Statement and Appraisal, and be designed according to the following principles: i) respect the protected area and recognise the identifiable, and distinctive, character(s); ii) avoid loss of, or harm to, architectural or decorative features or details making a significant contribution to the Area's significance; iii) respect any historic landscape features which affect the character of the place; iv) maintain and enhance the area's landscape value with regards to mature trees, hedges and public green spaces such as grass verges; v) respect and enhance the character of lower density developments with spacious landscaped settings. This includes areas of landscape dominating the buildings, the significant gaps between the buildings, the set back from the street, as well as any large gardens, mature trees, hedges and green verges; and vi) preserve and enhance the area's architectural quality and scale. Conformity with the requirements of this Policy should be demonstrated as part of the Heritage Impact Assessment. There may be structures within a Conservation Area which are not heritage assets and do not positively contribute to its character or appearance. Therefore, proposals for demolition of these structures will be considered on a case-by-case basis and may not be required to submit a recording to the Historic Environment Record. For such developments, early pre-application discussions are encouraged.

Areas of Special Local Character

All development within an Area of Special Local Character (ASLC) should respect or preserve the character of the area and be designed with regard to the area's existing character and appearance. Proposals should be of an appropriate scale, design and massing, and should not result in significant adverse impact on the locality, its setting and important or valued views. All development within an ASLC should demonstrate, as part of the Heritage Impact Assessment, how the proposals have regard to the area's significance as a heritage asset, including its character and appearance.

Listed Buildings and Structures

To recognise the value of Listed Buildings (including Listed Structures) within Crawley, the council will ensure that any proposed works to them are consistent with the character, appearance and heritage interest of any statutory Listed Building/Structure, in line with national legislation, policy and guidance. Any changes must preserve or enhance the design and character of the Listed Building and have regard to its historic and architectural significance. A Heritage Impact Assessment is required to be submitted demonstrating how proposals will protect the significance of the listed building, including its setting and its key features. Harm to, or loss of, the significance of a Listed Building will require clear and convincing justification, taking account of the grading of the building, and the degree of harm or loss, in line with national policy. Substantial harm to, or total loss of, the significance of a Listed Building will require exceptional justification, including benefits that outweigh the harm or loss, and further demonstration of either: a. the public and substantial nature of the benefits concerned; or, b. the absence of an alternative use which averts the loss or harm and is consistent with: i. the nature of the Listed Building; or ii. medium-term viability; or iii. the extent of potential opportunities for grant-funding, or not-for-profit ownership. In cases where substantial loss or harm is justified, the council will require the building to have been recorded according to an agreed scheme of investigation which is proportionate to the importance of the Listed Building and the impact of the proposal. The record shall be submitted to the Historic Environment Record. Any development on the site of a demolished Listed Building must have regard to the character, form and heritage significance of the original building. Development proposals involving ground works adjacent to or within the curtilage of a Listed Building will also need to respond to the site's archaeological potential in accordance with Policy HA7.

Locally Listed Buildings

All development will seek to secure the retention of Locally Listed Buildings. Development should also maintain features of interest, and respect or preserve the character or setting of the building. Development proposals affecting a Locally Listed Building must demonstrate in the Heritage Impact Assessment that the proposals take account of its heritage significance, including its setting and any heritage interest falling within the following categories: i) Age; ii) Authenticity; iii) Aesthetic/Architectural Value; iv) Historic Value; v) Social/communal Value; vi) Group Value; vii) Landmark/Townscape Value; viii) Archaeological Interest. Proposals seeking the demolition or partial demolition of a Locally Listed Building may be acceptable in exceptional circumstances if the development proposals: a) reflect or retain the key features of the original building; and b) significantly outweigh the merit of retaining of the original building with regard to social, economic and environmental benefit to the wider area. If demolition is seen to be acceptable, the building must first be recorded according to an agreed scheme of investigation which is proportionate to the importance of the Locally Listed Building and the impact of the proposal. The record must be submitted to the Historic Environment Record in consultation with the Local Authority.

Historic Parks and Gardens

The council will support development, unless it will have a negative impact upon the historic setting and character of a designated Historic Park and Garden. All development proposals within the boundaries of a Historic Park and Garden, as identified on the Local Plan Map and Local Heritage List, will be required to demonstrate through a Heritage Impact Assessment: a. that the proposals have regard to the asset, its character, heritage significance, key features and setting; and b. that proposals respect or enhance the area. In addressing this policy, developers should also respond to the value these sites have as structural landscaping (Policy CL6); open space (Policy OS1); green infrastructure (Policy GI1); and biodiversity sites (Policy GI3).

Heritage Assets of Archaeological Interest

Development proposals in the vicinity of a Scheduled Monument, or any heritage asset with archaeological interest which is demonstrably of equivalent significance (i.e. 'designated' archaeological assets), will be expected to preserve or enhance the asset and its setting, including through the protection of the asset from disturbance associated with development activity, and through the avoidance of patterns of movement or land use which may cause harm to, or loss of, the significance of an asset over time. Development should identify and pursue opportunities to better reveal the significance of such assets. Development proposals affecting designated archaeological assets should be supported by a Heritage Impact Assessment demonstrating an understanding of the asset's significance, and how this has informed compliance with the requirements identified above. Any harm to, or loss of, the significance of any designated or non-designated archaeological heritage asset involved in a development proposal will be considered in line with national and local policy, according to the significance of the asset and the degree of loss or harm. This consideration will extend to cover heritage assets which are identified, or whose significance is re-evaluated, during the planning and development processes. In order to facilitate this, applications meeting the following thresholds should be supported by an Archaeological Desk-Based Assessment: • ground works adjacent to or in the curtilage of a Listed Building; • any activity within a Scheduled Monument; • ground works within a Red Archaeological Notification Area; • five or more residential units OR non-residential/mixed use development of over 0.2ha within an Amber Archaeological Notification Area; • development outside an Archaeological Notification Area comprising 10 or more new units OR over 0.5ha of non-residential/mixed use development. Subject to the findings of a Desk-Based Assessment, the council may require field evaluation and the recording and publication of results. In some cases, the council may require assets to be preserved in situ or excavated.

Heritage Assets

Crawley's designated and non-designated heritage assets include: • Listed Buildings (see also Policy HA4); • Scheduled Monuments (see also Policy HA7); • Non-designated archaeological assets of equivalent significance to scheduled monuments (see also Policy HA7); • Conservation Areas (see also Policy HA2); • Locally Listed Buildings (see also Policy HA5) • Areas of Special Local Character (see also Policy HA3); • Historic Parks and Gardens (see also Policy HA6); • Other non-designated assets with archaeological interest (see also Policy HA7). All development should respond to these as a finite resource, providing a distinctive combination of social, economic and environmental benefits. Proposals should seek to ensure that heritage assets' key features or significance are conserved and enhanced as a result of development. Where a designated heritage asset is affected by a proposal, great weight will be given to its conservation, while harm to, or loss of, its significance will require justification according to the importance of the asset and the degree of loss or harm, in line with local and national policy. Proposals affecting the significance of a non-designated heritage asset will be considered according to the scale of any harm or loss, and the asset's significance, in line with local and national policy. Where a development affects a heritage asset or the setting of a heritage asset, a Heritage Impact Assessment will be required. This should: i. for development proposals meeting criteria set out in the council's Local List of Planning Requirements: include, and be informed by, the findings of a search of the Historic Environment Record (HER) and/or an Archaeological Desk-based Assessment; ii. in all cases: describe, with reference to relevant sources (such as the National Heritage List for England and Conservation Area Appraisals), the significance of any heritage assets affected and the contribution made by their setting, the impact of the development, and any measures adopted to ensure the heritage asset is respected, preserved or enhanced or, for exceptionally significant development, relocated. The loss or replacement of a heritage asset may be appropriate in exceptional circumstances, where justified in line with local and national policy on loss or harm, and where it has been demonstrated that: • the site is essential to the development's success; • the benefits of the entire scheme outweigh the loss of the asset; and • any replacement scheme makes an equal contribution to local character and distinctiveness. In cases where a heritage asset is considered to be suitable for loss or replacement in accordance with local and national policy, and it has been demonstrated that its site is essential to the development's success, proposals will be subject to a requirement to record the asset(s) concerned. The scheme of investigation, including the Historic England Recording Level, is to be agreed with the council in advance of its implementation and will reflect the importance and nature of the asset and the impact of the proposal. Applicants in such cases will also be required to notify any relevant parties including Historic England and submit their recording to the Historic Environment Record. Regeneration proposals that make sensitive use of heritage assets, particularly where these bring redundant or under used buildings or areas, especially any on Historic England's At Risk Register, into appropriate use will be encouraged.

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Housing development through urban extensions on or close to Crawley's administrative borough boundaries will be supported by Crawley Borough Council where it can be shown that: i. Cumulative infrastructure needs are clearly identified and programmed for delivery in coordination with new development,

Housing Site Allocations

The following sites are allocated for residential development: Town Centre Key Opportunity Sites: • Crawley College (developable) • Cross Keys (developable) • MOKA (developable) Housing and Open Space Sites: • Tinsley Lane, Three Bridges (deliverable) 120 dwellings, mixed use recreation/residential. Development of this site must include, at least: i. the replacement of Oakwood Football Club; ii. senior 3G football pitch and facilities; iii. a junior football pitch; iv. community use arrangements for the sports pitch facilities; v. enhancement and management for public access of Summersvere Woods; vi. on-site publicly accessible play space and amenity greenspace; vii. the provision of allotments. Development must also be carefully planned, laid out and designed to minimise potential future conflicts and constraints on the important minerals function of the adjacent safeguarded minerals site. Full details of the requirements relating to this site are set out in the Tinsley Lane Development Brief. • Breezehurst Drive Playing Fields, Bewbush (deliverable) 85 dwellings, mixed use recreation/residential. Development of this site must include: i. the retention of good quality pitch provision to the south of the pavilion; ii. provision of enhanced pitch drainage off-site; iii. new or retained provision of changing facilities to be directed towards Skelmersdale Walk Playing Fields or other suitably located provision to meet future fluctuations in demand for pitch sports; iv. the provision of allotments. These requirements are set out in full in the Breezehurst Drive Playing Fields Development Brief. Housing, Biodiversity and Heritage Site: • Land east of Balcombe Road/Street Hill, Pound Hill (deliverable) 15 dwellings. The design and layout of the development of this site must: i. respect its setting outside the built up area and the rural character of the Worth Conservation Area; ii. concentrate the residential element and associated infrastructure towards the least sensitive areas, where possible, and to be located within the southern section of the housing, biodiversity and heritage site; iii. reflect, enhance and ensure no significant harm to the locally designated historic parkland; iv. allow a suitable unbuilt margin around the archaeologically sensitive Moat; v. avoid harm to the species-rich meadow grassland which contributes to the Local Wildlife Sites (LWS); vi. maintain the woodland vegetation buffer between the development and the church, to retain the historic significance of the context of Worth Church; and vii. be accompanied by a long-term commitment to the ecological enhancement and positive management of the remainder of the LWS (excluding the ponds and woodland in the centre and north-east in separate ownership) for the benefit of biodiversity. Detailed and up-to-date ecological and archaeological assessments must be carried out. Where impacts cannot be avoided adequate mitigation and compensation measures will be provided to offset any harm caused to the site's important assets. These requirements will be set out in full in a Development Brief. Housing for Older People and those with Disabilities: • Oakhurst Grange, Southgate (deliverable) 55 dwellings as residential Class C3 use for older people or up to 120 residential rooms as Class C2 (Residential Home) use. • St. Catherine's Hospice (deliverable) as residential Class C3 use for older people (60 dwellings) and/or residential rooms as Class C2 (Residential Home) use. Development of each of these sites should specifically meet the needs of older people, either as a care facility in the form of Extra-Care or Residential Care or to provide general housing designed to meet particular needs of older people and those with disabilities, including being wheelchair adapted dwellings meeting Building Regulations Part M, Category 3 accessibility standards. Broad Locations: The remainder of the land within the Town Centre Boundary outside the identified Town Centre Key Opportunity Sites (above), and Land East of London Road, to the north of Crawley Avenue, Northgate, are identified as broad locations for housing development in years 6 to 17, with the capacity to deliver indicative totals of 129 and 84 net dwellings respectively.

Town Centre Sites

Housing development in Crawley Town Centre, except at ground floor level within the Primary Shopping Area (Policy TC1) will be supported where it meets the criteria set out in H3, along with the specific requirements set out below, and where it is in conformity with the other policies and requirements of this Local Plan: i. It would not result in a net loss of employment or retail land or floorspace unless it otherwise clearly meets the full requirements of Policy EC2; ii. The scheme should provide active frontages on the ground floor level in accordance with Policy TC4; iii. The scheme should achieve the correct housing mix for the Town Centre, as set out in Policy H4, particularly preventing an over-supply of small dwellings, and should create a balance in tenure, including through encouraging owner-occupation, encouraging affordable tenures, and monitoring the ratio of private rented accommodation; iv. The development will be designed to be integrated effectively with existing businesses and community facilities and to adequately address existing and potential noise and nuisance arising from the mix of town centre uses through suitable mitigation before the development is occupied; v. Cumulative infrastructure needs of the increasing residential population in the Town Centre are clearly identified and met, and the proposal has been justified and is adequately supported by sufficient social facilities and infrastructure located within the Town Centre or accessible from the development; vi. Where a lower car parking provision is anticipated, alternative transport proposals must be justified, agreed and implemented; vii. It maximises the potential capacity of the site and uses the land efficiently, through a careful and high quality design-led approach; viii. Cycle parking and waste/recycling storage must be adequately designed into the scheme from the start and the site will meet the requirements necessary for access, circulation and manoeuvring, loading and unloading and the collection of waste/recycling, including the servicing requirements of existing and new commercial and retail floorspace.

Upward Extensions

Housing development through upward extensions will be supported where it meets the criteria set out in Policy H3 and is in conformity with the other policies and requirements of this Local Plan, and where it can be shown that: i. The proposed height, including construction cranes, has been agreed with Gatwick Airport Ltd in relation to aerodrome safeguarding and NATS En Route LTD in relation to technical sites safeguarding; ii. It is based on a thorough understanding of the immediate and wider context and is designed to respond to and enhance the existing character, and take into consideration the expectations set out in Policy CL2; iii. It would not unduly restrict the development potential of adjoining land, nor prejudice the proper planning and phasing of development over a wider area; iv. It would not cause unreasonable harm to the amenity of the surrounding area by way of overshadowing, dominance or overlooking; v. Where a lower car parking provision is anticipated, alternative transport proposals are justified, agreed and implemented; vi. The development will be designed to be integrated effectively with existing businesses and community facilities and adequately address existing and potential noise and nuisance arising from the adjoining uses through suitable mitigation before the development is occupied; vii. Cycle parking and waste/recycling storage are adequately designed into the scheme from the start and the site will meet the requirements necessary for access, circulation and manoeuvring, loading and unloading and the collection of waste/recycling.

Conversions from Commercial/Non-Residential Uses

Housing development through conversion of existing buildings from non-residential uses will be supported where it meets the criteria set out in Policy H3 and is in conformity with the other policies and requirements of this Local Plan, and where it can be shown that: i. It would not result in a net loss of employment or retail land or floorspace, unless it clearly meets the requirements of Policy EC2; ii. Where this is located adjacent to one of the borough's Main Employment Areas, the scheme would not result in an adverse impact on the economic role or function of the Main Employment Area, and the wider economic function of Crawley; iii. Where this is located within one of the borough's Neighbourhood Parades, the scheme would not adversely affect the ability of the Neighbourhood Parade to cater for the day-to-day needs of local residents; iv. The scheme provides active frontages at ground floor level, where the site is within the town centre or appropriate other locations; v. The development will be designed to be integrated effectively with existing businesses and community facilities and adequately address existing and potential noise and nuisance arising from the mix of uses through suitable mitigation before the development is occupied; vi. Cycle parking and waste/recycling storage will be adequately designed into the scheme from the start and the site will meet the requirements necessary for access, circulation and manoeuvring, loading and unloading and the collection of waste/recycling. Where a lower car parking provision is anticipated, alternative proposals must be justified, agreed and implemented; vii. It maximises the potential capacity of the site and uses the land efficiently, through a careful and high quality design-led approach; viii. It is based on a thorough understanding of the immediate and wider context and is designed to respond to and enhance the existing character.

Open Spaces

Housing development on surplus open spaces within the Built-Up Area Boundary in Crawley will be supported where it meets the criteria in Policy H3, along with the specific requirements set out below, and where it is in conformity with the other policies and requirements of this Local Plan. Open Spaces Housing development on open spaces will be supported where it can be shown that: i. The site has been shown to be surplus to requirements for open space needs through the Open Space, Sport and Recreation Study or otherwise clearly meets the requirements established by Policy OS1; ii. Replacement and/or enhancement of open space is provided elsewhere in a suitable location to mitigate against the loss of the open space and to address the increased demand arising from the associated new population; iii. The urban and landscape character and environmental values of the site are outweighed by the benefits of the development and any harm mitigated and addressed, with an enhancement, through design and layout; iv. Mitigation measures would ensure that the scheme would not block or harm the strategic Green Infrastructure network and would be designed to provide new links to Green Infrastructure where possible and clearly result in Net Gain for biodiversity (based on up-to-date and professional ecological and arboricultural surveys); v. Flood risk will not be exacerbated elsewhere as a result of the develop

Affordable Housing

An affordable housing contribution will be required from all residential developments, including those providing care, regardless of whether it falls into Use Class C2 or C3 where on-site provision is the default expectation while off-site contributions in lieu may be considered in exceptional circumstances. Outside the Town Centre On C3 developments, 40% affordable housing will be sought where the council will expect a minimum of 75% of the affordable housing to be Social Rent and/or Affordable Rent and up to 25% as First Homes. This equates to 30% of the total scheme for Affordable/Social Rent and 10% of the total scheme as First Homes, resulting in a 75/25 tenure split. On C2 developments outside the Town Centre, the value of the developer's contribution will be determined by using the Borough-Wide Commuted Sums Calculator, applying the scheme's Net Sale Area (NSA) to account for the gross-net ratio of care schemes. Within Crawley Town Centre For residential development resulting in a net increase of at least one new housing unit within the Town Centre, including those providing care regardless of whether it falls into Use Class C2 or C3, 25% affordable housing will be required. The Town Centre Commuted Sums Calculator will be applied in determining the value of the developer's on-site contribution on C2 developments, and/or off-site commuted payments for both C2 and C3 developments where exceptional circumstances apply. In the case of C2 developments, the scheme's Net Sale Area (NSA) will be used to account for the gross-net ratio of care schemes. On C3 developments, the council will expect 60% of the affordable housing in the Town Centre to be Social Rent and/or Affordable Rent, and up to 40% as Intermediate Tenure. The Intermediate element will be expected to comprise at least 25% in the form of First Homes, with the other 15% to comprise First Homes or other Intermediate products, including Shared-Ownership, Shared-Equity or other Affordable Home Ownership tenures. This equates to 15% of the total scheme for Social Rent and/or Affordable Rent and 10% of the total scheme as Intermediate Tenure, resulting in a 60/40 tenure split. Intermediate Tenure Requirements and National Policy In the event of withdrawal of national policy requiring 25% of affordable housing secured through developer contributions to be First Homes, this minimum proportion will be expected to be provided in the form of Shared Ownership homes. Sites of 10 dwellings or less For sites of 10 dwellings or less (whether C2 or C3), a commuted sum towards off-site affordable housing provision will be sought, using the Borough-Wide or the Town Centre Commuted Sum Calculator according to the location of the site, unless on-site provision is preferred, with the on-site tenure mix to be agreed as appropriate. For C2 schemes, the relevant Commuted Sum Calculator inputs will be based on Net Sale Area only. Affordable Care For traditional Care Homes, in the case of on-site provision, the requirement will be for the on-site provision to be made in the form of affordable care beds in order to meet the Policy. Exceptions Except for sites of 10 dwellings or less, payments in lieu will only be accepted in exceptional circumstances where it can be demonstrated that there are robust planning reasons for doing so and provided that the contribution is of equivalent financial value. For high density schemes, as defined in Policy CL4 (i), falling outside the Town Centre, should viability evidence be provided to justify similar levels of affordable housing to that required in the town centre, this will be considered along with claw-back mechanisms to secure higher levels of affordable housing provision, up to the Policy level of 40%, should viability improve during the period of development construction. In exceptional circumstances an off-site commuted payment in lieu may be considered. The council will only consider relaxing this affordable housing requirement, in part or in full, in exceptional circumstances, where a scheme is clearly subject to abnormal costs, not including land costs, and not otherwise envisaged by the Local Plan Viability Assessment. This must be evidenced by robustly assessed viability appraising various permutations of affordable housing provisions to best address local affordable housing needs which will be independently assessed. Should concessions be agreed by the council then claw-back mechanisms will be expected to be put in place and independently monitored. The scheme must also evidence that it addresses a demonstrative and immediate housing need. Build to Rent will also be considered as an exception while all units remain for rent. This is further detailed in Policy H6, which will revert back to Policy H5 should such schemes cease to be predominantly private rental. Rent to Buy is considered as an exceptional Intermediate Tenure that may be considered only in exceptional circumstances where it can be evidenced to address local housing needs, and will not be considered as an Affordable Rent tenure.

Standards for All New Dwellings (including conversions)

All new dwellings must create a safe, comfortable and sustainable living environment. The minimum size for each dwelling should be based on the Nationally Described Space Standards, as specified below (October 2015 or as subsequently updated). Table 1: Minimum floorspace standards for all new dwellings (GIA sqm) Number of Bedrooms Occupancy 1 Storey 2 Storey 3 Storey Built-in Storage 1 bedroom/Studio (a) 1 person 37 1.0 1 bedroom/Studio (b) 1 person 39 1.0 1 bedroom 2 person 50 58 1.5 2 bedroom 3 person 61 70 2.0 2 bedroom 3 bedroom 4 person 4 person 70 74 79 84 90 2.0 2.5 3 bedroom 4 bedroom 5 person 5 person 86 90 93 97 99 103 2.5 3.0 3 bedroom 4 bedroom 5 bedroom 6 person 6 person 6 person 95 99 103 102 106 110 108 112 116 2.5 3.0 3.5 4 bedroom 5 bedroom 6 bedroom 7 person 7 person 7 person 108 112 116 115 119 123 121 125 129 3.0 3.5 4.0 4 bedroom 5 bedroom 6 bedroom 8 person 8 person 8 person 117 121 125 124 128 132 130 134 138 3.0 3.5 4.0 1 person (a): with shower room; 1 person (b): with bathroom Notes: 1. The dwelling provides at least the gross internal floor area and built-in storage area set out in Table 1 above. 2. A dwelling with two or more bedspaces has at least one double (or twin) bedroom. 3. In order to provide one bedspace, a single bedroom has a floor area of at least 7.5sqm and is at least 2.15m wide. 4. In order to provide two bedspaces, a double (or twin bedroom) has a floor area of at least 11.5sqm 5. One double (or twin bedroom) is at least 2.75m wide and every other double (or twin) bedroom is at least 2.55m wide. 6. Any area with a headroom of less than 1.5m is not counted within the Gross Internal Area unless used solely for storage (if the area under the stairs is to be used for storage, assume a general floor area of 1sqm within the Gross Internal Area). New dwellings should have a minimum floor to ceiling height of the main living space of 2.3m for at least 75% of the Gross Internal Area. In exceptional circumstances, this may not be appropriate given the local design context.

Housing Provision

The council will positively consider proposals for the provision of housing to meet local housing needs, taking a pro-active approach to identifying suitable sites for housing development and working to overcome constraints wherever possible, whilst ensuring against detrimental town-cramming or unacceptable impacts on the planned character of the existing neighbourhoods or on residential amenity. Proposals that result in a net loss of dwellings will be resisted. All reasonable opportunities will be considered including: brownfield sites; surplus green space; town centr

Key Housing Sites

The following sites are identified as key housing sites and allocated on the Local Plan Map. These are considered to be critical to the delivery of future housing in Crawley and are identified as being 'deliverable' within the first five years of the Plan (2023/24 to 2027/28) or 'developable' in years 6 to 17 (2028/29 to 2039/40). To ensure the delivery of the overall minimum housing figure set out in Policy H1, as supported by the Housing Trajectory, indicative capacity figures for each site are shown in brackets below. Deliverable • Forge Wood Phase 4B, Pound Hill (434 dwellings) • Former TSB site, Russell Way, Three Bridges (59 dwellings) • Upper Floors, 7 – 13 The Broadway & 1 - 3 Queens Square, Northgate (25 dwellings) • Shaw House, Pegler Way, West Green (33 dwellings) • Longley House, Southgate (121 dwellings) • Land at Steers Lane, Forge Wood (185 dwellings) (subject to implementation of outline planning permission of CR/2018/0894/OUT, or any amendment thereof, and associated Reserved Matters approval(s)) Developable • Land Adjacent to Sutherland House, Russell Way, Three Bridges (30 dwellings) • Land adjacent to Desmond Anderson, Tilgate (205 dwellings) • Land to the southeast of Heathy Farm, Balcombe Road, Forge Wood (188 dwellings) Housing and Neighbourhood Facilities Site • The Imperial, Broadfield Barton (developable), 19 dwellings. Development of this site must include a drinking establishment (A4 use) and two retail (A1 use) units. Town Centre Key Opportunity Sites (1,500 net dwellings); comprising: • Telford Place, Three Bridges (deliverable) • Crawley Station and Car Parks (deliverable) • County Buildings (developable) • Land North of the Boulevard (deliverable) • Crawley College (developable) • Cross Keys (developable) • MOKA (developable) Housing and Open Space Sites • Tinsley Lane, Three Bridges (deliverable) 120 dwellings, mixed use recreation/residential. Development of this site must include, at least: i. the replacement of Oakwood Football Club; ii. senior 3G football pitch and facilities; iii. a junior football pitch; iv. community use arrangements for the sports pitch facilities; v. enhancement and management for public access of Summersvere Woods; vi. on-site publicly accessible play space and amenity greenspace; vii. the provision of allotments. Development must also be carefully planned, laid out and designed to minimise potential future conflicts and constraints on the important minerals function of the adjacent safeguarded minerals site. Full details of the requirements relating to this site are set out in the Tinsley Lane Development Brief. • Breezehurst Drive Playing Fields, Bewbush (deliverable) 85 dwellings, mixed use recreation/residential. Development of this site must include: i. the retention of good quality pitch provision to the south of the pavilion; ii. provision of enhanced pitch drainage off-site; iii. new or retained provision of changing facilities to be directed towards Skelmersdale Walk Playing Fields or other suitably located provision to meet future fluctuation

Housing Typologies

Housing development in Crawley will be supported where it meets the following criteria, along with the specific requirements set out associated with each of the housing typology sub-policies below (H3a to H3f inclusive): i. The principles of Good Urban Design are followed; ii. The principles in relation to Local Character and Design are followed; iii. The presumption in favour of sustainable land use is followed; iv. Local Design Standards and wider borough standards in relation to landscape and urban form are followed; v. A good standard of amenity for all existing and future occupants of land and buildings is provided or retained, including maintaining privacy and preventing overlooking; and avoiding dominance or overshadowing. vi. The scheme would not result in an unacceptable impact on car parking for existing and new residents and occupiers. vii. The scheme meets the internal and external space standards expected by the Local Plan, including being accessible and adaptable, and proposals ensure that rooms within buildings receive adequate daylight.

Estate Regeneration

Housing development as part of Estate Regeneration will be supported where this is in conformity with the other policies and requirements of this Local Plan, and where it can be shown that: i. The proposals are supported by, and in conformity with, an agreed comprehensive Masterplan for the new and remaining areas, including detailed phasing and relocation proposals; ii. The proposals will provide high quality new development in keeping with the character of the neighbourhood, maximising the efficient use of land whilst protecting residential amenity and providing appropriate open space; iii. Local communities and affected individuals have been engaged extensively, positively and with genuine opportunities to participate and are supportive of the proposals.

Densification, Infill Opportunities and Small Sites

Densification and development on infill and small sites in Crawley will be supported where it meets the criteria set out in Policy H3, and Policy CL2, along with the specific requirements set out below, and where it is in conformity with the other policies and requirements of this Local Plan. Densification Housing development through densification schemes will be supported where it can be shown that: i. The site is located in a sustainable location which would be appropriate for higher densities, such as close to transport interchanges, town centre and neighbourhood centres, as outlined in detail in Policies CL2 to CL4. For large developments, with moderate to high density ranges, applicants are particularly encouraged to deliver residential schemes which meet the amenity standards outlined in Policy DD3, section i to v. Small Sites Housing development on small urban sites will be supported where it can be shown that: ii. It would not unduly restrict the development potential of adjoining land, nor prejudice the proper planning and phasing of development over a wider area; iii. It maximises the potential capacity of the site, taking on board the character of the site and its context, and uses the land efficiently, through a careful and high quality design-led approach appropriate to the character of the neighbourhood; iv. It is based on a thorough understanding of the immediate and wider context and is designed to respond to and enhance the existing character. Infill Opportunities Housing development through infill opportunities will be supported where it can be shown that: v. It maximises the potential capacity of the site, taking on board the character of the site and its context, and uses the land efficiently, through a careful and high quality design-led approach; vi. It is based on a thorough understanding of the immediate and wider context and is designed to respond to and enhance the existing character.

Future Housing Mix

All housing development should provide a mix of dwelling types and sizes to address the nature of local housing needs and market demand. The appropriate mix of house types and sizes for each site will depend upon the size and characteristics of the site and the viability of the scheme. However, consideration should be given to the evidence established in the Strategic Housing Market Assessment and its updates for market housing needs and demand in Crawley. In delivering the affordable housing element of residential schemes, in line with Policy H5, the need for one, two and three bedroom affordable dwellings in Crawley, as identified in the council's Strategic Housing Market Assessment and its updates, should be addressed in meeting the housing needs of those considered to be in greatest need. These should include smaller dwellings designed to meet the needs of families. The expected starting point for the market housing mix, both for schemes of owner occupation and private market rent, and the affordable housing mix is set out in the table below. Applications should explain how they have sought to meet this mix (or any subsequent delivery-adjusted update published with the council's Authority Monitoring Report) and provide strong justification for schemes which fail to provide a reasonable balance of property types and sizes, to promote mixed communities. Housing Mix Test: In order to avoid an excessively distorted dwelling mix, major residential developments will be required to meet the following test: • Step 1: where applicable, divide the scheme into separate tenures. • Step 2: for each tenure exceeding 4 units within the development, identify the 'median' size of unit on a notional development of equivalent tenure, scale and location whose mix matches that stated in the table below or any subsequent delivery-adjusted position published in the council's Authority Monitoring Report. • Step 3: compare the notional median to the proposed scheme and ensure that neither the proportion of units smaller, nor the proportion of units larger than the notional median, exceeds 90%.

Affordable Housing

Policy H5 requires 40% affordable housing from all residential developments (including both C3 and C2 use classes) resulting in a net increase of at least one new housing unit which fall outside the Town Centre. The council expect a minimum of 75% of the affordable housing to be Affordable Rent, or Social Rent where other forms of subsidy exist, and up to 25% as First Homes. This equates to 30% of the total scheme for Affordable/Social Rent and 10% of the total scheme as First Homes. On C2 developments outside the Town Centre, the value of the developer's contribution will be determined by using the Borough-Wide Commuted Sums Calculator, applying the scheme's Net Sale Area (NSA) to account for the gross-net ratio of care schemes, and that value shall determine the number of units (or bed spaces) that can be acquired on-site, with or without any additional subsidy, and of an appropriate tenure. NOTE: On-site provision will be reliant on West Sussex County Council Adult Services agreeing to support the care package, and any reasonable care-related service charges. Where Adult Services elect not to support a scheme, this will be considered an exceptional circumstance and the council will, in this case, accept an off-site commuted payment as valued at the outset. Crawley Town Centre For residential developments resulting in a net increase of at least one new housing unit within the Town Centre, Policy H5 requires 25% affordable housing. The council will expect 60% of the affordable housing in the Town Centre to be Social Rent and/or Affordable Rent, and up to 40% as Intermediate Tenure. The Intermediate element will be expected to comprise at least 25% in the form of First Homes, with the other 15% to comprise First Homes or other Intermediate products, including Shared-Ownership, Shared-Equity or other Affordable Home Ownership tenures. The Town Centre Commuted Sums Calculator will be applied in determining the value of the developer's on-site contribution on C2 developments, and/or off-site commuted payments for both C2 and C3 developments where exceptional circumstances apply. In the case of C2 developments the scheme's Net Sale Area (NSA) will be used to account for the gross-net ratio of care schemes. Sites of 10 dwellings or less For sites of 10 dwellings or less (whether C2 or C3), a commuted sum towards off-site affordable housing provision will be sought, using the Borough-Wide or the Town Centre Commuted Sum Calculator according to the location of the site, unless on-site provision is preferred, with the on-site tenure mix to be agreed as appropriate. For C2 schemes the relevant Commuted Sum Calculator inputs will be based on Net Sale Area only. Affordable Care For traditional Care Homes, in the case of on-site provision, the requirement will be for the on-site provision to be made in the form of affordable care beds in order to meet the Policy. Exceptions Policy H5 states that, except for sites of 10 dwellings or less, payments in lieu will only be accepted in exceptional circumstances where it can be demonstrated that there are robust planning reasons for doing so and provided that the contribution is of equivalent financial value. For high density schemes elsewhere in the borough, as defined in Policy CL4(i), and falling outside of the Town Centre, should viability evidence be provided to justify similar levels of affordable housing to that required in the Town Centre, this will be considered with claw-back mechanisms in place to secure higher levels of affordable housing provision, up to the Policy level of 40% should viability improve during the period of development construction, or in exceptional circumstances an off-site commuted payment in lieu may be considered. The council will only consider relaxing this affordable housing requirement, in part or in full, in exceptional circumstances, where a scheme is clearly subject to abnormal costs, not including land costs, and not otherwise envisaged by the Local Plan Viability Assessment, and where this is evidenced by robustly assessed viability. The scheme must also evidence that it addresses a demonstrative and immediate housing need. In such situations, the scheme is expected to appraise various permutations of affordable housing provisions to best address local affordable housing needs, and where concessions are agreed by the council then claw-back mechanisms will be expected to be put in place and the scheme independently assessed. Build to Rent will also be considered as an exception while it remains all for rent, and is further detailed in Policy H6, which will revert back to Policy H5 should such schemes cease to be predominantly private rental. Rent to Buy is considered as an exceptional Intermediate Tenure that may be considered only in exceptional circumstances where it can be evidenced to address local housing needs, and will not be considered as a rental tenure. Mechanism to Secure the Delivery of Affordable Housing Section 106 Planning Agreements (or Unilateral Undertakings) will be required to secure the delivery of affordable housing. The council will expect affordable housing to receive free serviced land as a starting point, whereby the Registered Provider receives transfer of the built-out units at a price commensurate with the affordable tenure or under special circumstances receives free transfer of serviced land at an equivalent aggregate value. The S106 Agreement will require applicants to provide an Affordable Housing Scheme setting out the provisions of affordable housing in keeping with this Policy requirement (paragraph 13.31). Where exceptional circumstances result in the council accepting an off-site commuted payment, the basic rationale will be for the council to secure a capital contribution that would be at a minimum equivalent to free-serviced land, and should reflect the cost to the development had affordable housing been provided on-site. The approach to be taken in calculating the financial contribution is based on a Square Metre Levy. This is an approach whereby a square metre levy is applied across the whole development (or the Net Sale Area in the case of C2 developments) aimed at securing an appropriate proportion of the build area towards the provision of affordable housing on an alternative site. This approach seeks to achieve a value equivalent to free-serviced land for the proportion of affordable housing that would otherwise have been provided on-site. For Crawley, a land-value tariff of £350 p/sqm (£218.75 p/sqm in the Town Centre) is considered appropriate.

Build to Rent

A proposal including Build to Rent housing will be supported where it is in conformity with the other policies and requirements of this Local Plan. Build to rent schemes are regarded as an exception to Policy H5, whereby Policy H5 will be deferred for as long as the scheme remains all-rental, during which time Affordable Private Rent is expected on the following basis: i. Schemes shall incorporate an element of Affordable Private Rent comprising: • 20% of dwellings in schemes within the Town Centre, or • 30% of dwellings in schemes elsewhere in the borough. In both settings rentals will not exceed either 80% of market rent values or Local Housing Allowance rates, and shall be offered to the council for qualifying nominations on an Assured Shorthold Tenure (AST) basis. Under no circumstances will less than 20% Affordable Private Rent be provided in line with NPPF guidance. ii. A deferred Affordable Housing Scheme is to be identified, for future provision in the event that the scheme ceases to be all-rental, in accordance with the requirements of Policy H5 (as applicable to the location of the development). iii. The deferred Affordable Housing Scheme will be triggered and delivered in the event that the scheme ceases to be all-rental, and shall be disposed of to a Registered Provider at their best consideration. In order to qualify as Build to Rent for the purposes of this Policy, schemes must adhere to the Build to Rent definition in the Glossary to the NPPF and will be required to enter into a S106 Agreement which will include provision regarding the following issues: a) Securing the status of the units as Build to Rent for at least 15 years; b) Securing the unified ownership and unified management across the Build to Rent scheme, embracing both Market Rent and Affordable Private Rent units; c) Affordable housing requirements (including review mechanisms where appropriate) and regular provision of evidence of compliance by the scheme operator; d) Securing council nomination rights in respect of the affordable units through an agreed Deed of Nomination; e) Clawback mechanisms to secure compensation in the case of the loss of Market Rent homes before the expiry of the covenant period, or in the event that the affordable housing does not fully meet the policy requirement; f) Scheme management arrangements.

Self and Custom Build

A proposal including self-build and/or custom-build housing to be provided on a serviced plot of land will be supported where it is in conformity with the other policies and requirements of this Local Plan. Subject to the exceptions listed below a residential (Use Class C3) development including 50 or more units will be required to provide 6% of the total area occupied by residential plots in the form of serviced plots for self-build and custom housebuilding. The exceptions are: i. Developments providing a proportion of affordable housing over and above the proportion required in accordance with Policy H5, may offset this additional proportion against the self-/custom-build requirement by reducing the requirement by one percentage point for each additional percentage of units delivered as affordable housing; ii. Developments containing only flatted development; iii. Developments on sites whose total area is at least 50% brownfield; iv. Developments where the residential element consists solely of converted floorspace. Self- and custom-build plots must have access to the public highway and connections to electricity, water, wastewater and telecommunications services, or be capable of being provided with them before the expiry of any planning permission or permission in principle granted in relation to them. Self- and custom-build plots provided in accordance with the 6% requirement detailed above will be subject to a legal agreement requiring that they be marketed for 12 months, after which they may be developed as speculative housing in accordance with the other policies and requirements of this Local Plan. Any proposal (either in the form of an outline or full application) for more than one dwelling which includes an element of self- or custom-build housing must be identified as a phased development and supported by a phasing plan.

Gypsy, Traveller and Travelling Showpeople Sites

Site Provision The following site is allocated on the Local Plan Map as a reserve Gypsy and Traveller site for up to ten pitches to meet the future needs of the existing population within Crawley. This site is considered to be critical to the delivery of future Gypsy and Traveller pitches in Crawley and is identified as being 'developable' in years 6 to 10 or 11 to 15 (2029/30 to 2039/40) of the Plan, dependent on when the 'need' arises. • Broadfield Kennels, southwest of the A264 Acceptable development of this site will include adequate highway and pedestrian and cycle access being achieved, along with appropriate design, layout and landscaping to ensure the requirements of the High Weald AONB Management Plan are satisfied and the impacts of development adjacent to the country park are mitigated. Both the landscape character and ecological value of the Broadfield Kennels site will be assessed, and any harmful impacts will be adequately mitigated if required. Ongoing monitoring of Gypsy, Traveller and Travelling Showpeople accommodation needs within Crawley will ensure that any identified 'need' for a Gypsy and Traveller pitch is accommodated on the reserve site. Criteria for Assessing other Proposals Proposals for a new permanent or transit Gypsy, Traveller and Travelling Showpeople site will only be considered suitable if the proposed site: a) is not subject to existing or predicted air, road and/or rail noise in excess of 57 decibels for permanent sites, 60 decibels for long term temporary/transit sites allowing stay of up to one month, and 66 decibels for overnight/short term temporary stay/transit sites; b) does not create a design and amenity impact that is incompatible with the surrounding area, particularly when located within residential areas or on land beyond the Built-Up Area Boundary; c) is not located in areas at high risk of flooding, including functional floodplains, given the particular vulnerability of caravans; d) is in a sustainable location that reduces the need for long distance travelling, and to reflect traditional lifestyles, whereby some travellers live and work in the same location; e) avoids placing undue pressure on infrastructure and community services; and f) meets an identified local need for Gypsy, Traveller and Travelling Showpeople accommodation. Where proposals are located in areas predicted to be noise affected at some point in the future, temporary planning permission may be appropriate.

Houses in Multiple Occupation

Proposals for the development of, and change of use of an existing property to a House in Multiple Occupation will normally be permitted provided that: i) The location, design and layout of the development is appropriate for the proposed occupiers; ii) The proposal, by virtue of its intensity of occupation and activity or due to its cumulative impact in the area, would have no adverse impact upon the character of the area and the amenity and privacy of neighbouring properties; iii) Development can meet its operational needs (e.g. parking, servicing) including Crawley Borough Council's adopted HMO Standards.

Housing Provision

The council will positively consider proposals for the provision of housing to meet local housing needs, taking a pro-active approach to identifying suitable sites for housing development and working to overcome constraints wherever possible, whilst ensuring against detrimental town-cramming or unacceptable impacts on the planned character of the existing neighbourhoods or on residential amenity. Proposals that result in a net loss of dwellings will be resisted. All reasonable opportunities will be considered including: brownfield sites; surplus green space; town centre living; and opportunities on the edge of Crawley, where these are consistent with the other policies and proposals in this Local Plan and the principle of sustainable development. The Local Plan makes provision for the development of a minimum of 5,330 net dwellings in the borough in the period 2023 to 2040. This minimum requirement will be broken down into an annual average requirement on a stepped basis as follows: • Years 1 to 10 (2023 to 2033): 386dpa • Years 11 to 17 (2033 to 2040): 210dpa. After this supply is deducted from the identified housing need of 12,835 over the period 2023 to 2040, there will be a remaining unmet housing need, of approximately 7,505 dwellings, arising from Crawley over the Plan period. This will arise as follows: • Years 1 to 10 (2023 to 2033): 369dpa • Years 11 to 17 (2033 to 2040): 545dpa. The council will continue to work closely with its neighbouring authorities, particularly those which form the Northern West Sussex Housing Market Area, in exploring opportunities and resolving infrastructure and environmental constraints in order to meet this need in sustainable locations. This will include continued assessment of potential urban extensions to Crawley.

Development of the Airport with a Single Runway

The control or mitigation of impacts, compensation, infrastructure and benefits of growth at the Airport will be secured through appropriate planning conditions and/or S106 obligations (Policy GAT1).

Safeguarded Land

Safeguarding for a southern runway The Local Plan Map identifies land that is safeguarded from development which would be incompatible with expansion of the airport to accommodate the construction of an additional wide spaced runway (if required by national policy) together with a commensurate increase in facilities that contribute to the safe and efficient operation of the expanded airport. Small scale development such as changes of use, minor building works and residential extensions within this area will normally be acceptable. Improvements to existing employment buildings including small scale extensions and refurbishment will normally be acceptable provided it will not lead to a significant intensification or significant increase in the scale of development. Where appropriate, planning permission may be granted on a temporary basis. The airport operator will be consulted on all planning applications within the safeguarded area. Planning applications for noise sensitive development will be considered on the basis of Air Noise Map – Additional Runway – Summer Day – 2040 as shown at Plan 31 of the Gatwick Airport Master Plan and in the Local Plan Noise Annex.

Infrastructure Provision

Development will be permitted where it is supported by the delivery and maintenance of necessary infrastructure both on and off-site. For individual proposed developments this includes the provision of mitigation to avoid any substantial cumulative effects on the existing infrastructure services. The council will charge Community Infrastructure Levy (CIL) on development taking place within the borough in accordance with the council's adopted CIL charging schedule. Where appropriate, developer contributions will be sought in the form of planning obligations to address site specific issues, subject to the tests in the CIL Regulations. Infrastructure covers a wide range of services and facilities including: Transport; Education; Health; Social infrastructure; Community facilities; Cultural facilities; Sports and recreation centres and facilities; Open space; Parks and play space; Waste management and disposal; Libraries; Cemeteries; Emergency services; Places of worship; Utility services; Waste water treatment; Telecommunications Infrastructure; Flood defences.

The Location and Provision of New Infrastructure

The council will support the provision of new or improved Infrastructure in appropriate locations where the facilities are required to support development, where they improve the medium- or longer-term resilience of infrastructure in Crawley, or where they add to the range and quality of facilities in the town. The council's Infrastructure Delivery Schedule (IDS) and its updates identify a range of infrastructure projects aligned with these objectives. The provision of community facilities alongside housing within sites allocated for uses including housing will be considered acceptable where: • there is an evident need for the type of facility concerned; • the infrastructure/facilities are suitable to meet the needs of the community served and the needs of future residents; • the proposal complies with other policies in this Plan, including any site-specific requirements for additional or replacement services, facilities, enhancements, safeguards, investigations and other mitigatory measures. Subject to the requirements above, education facilities may be considered acceptable as an alternative use on sites allocated for uses including housing where there is a demonstrated educational need arising in Crawley which cannot be met on another site. Major facilities providing services on sites which are accessed by the whole town or wider area should be located in the most sustainable locations accessible by public transport and/or active travel routes. Local community facilities should be located close to neighbourhood centres, in the Town Centre, or at suitable locations near Three Bridges Station.

Supporting High Quality Communications

All new employment and commercial development over 100sqm and residential development of one unit or more must have provision for gigabit-capable full fibre broadband to ensure that fibre or other cabling does not need to be retrofitted.

Development of the Airport with a Single Runway

Within the airport boundary as set out on the Local Plan Map, the council will support the development of facilities which contribute to the sustainable growth of Gatwick Airport as a single runway, two terminal airport provided that: i. The proposed use is appropriate within the airport boundary and contributes to the safe, secure and efficient operation of the airport; ii. The adverse impacts of the operation of the airport on the environment and the health and living conditions of the local community, including noise, air quality, flooding, surface access, visual impact, and climate change, are minimised, that where necessary satisfactory safeguards are in place to ensure impacts are appropriately mitigated and, as a last resort, fair compensation is secured; iii. Biodiversity net gain is provided and significant harm to biodiversity is avoided. Where this is not possible, suitable safeguards are in place to ensure impacts can be adequately mitigated or, as a last resort, equivalent or greater value for biodiversity compensation is secured; iv. Adequate supporting infrastructure, particularly for surface access, can be put in place; and v. Benefits to Crawley's local economy and community are maximised. The control or mitigation of impacts, proportionate compensation, infrastructure and benefits will be secured through appropriate planning conditions and/or S106 obligations. Where development to enable sustainable growth at Gatwick Airport will be a Nationally Significant Infrastructure Project, such as the operational use of the northern runway, i-v above will be taken into account by the council in responding to a DCO, and will be expected to be met by the airport operator and secured through appropriate requirements or S106 obligations.

Infrastructure Provision

Development will be permitted where it is supported by, and coordinated with, the delivery and maintenance of necessary infrastructure both on and off site (including where this infrastructure is located outside of Crawley but serves development within Crawley). For individual proposed developments this includes the provision of mitigation to avoid any substantial cumulative effects on the existing infrastructure services. Existing infrastructure services and facilities will be protected where they contribute to the neighbourhood or town overall, unless there is sufficient alternative provision of the same type in the area, or an equivalent replacement or improvement to services is provided at a location appropriate for serving the affected population. The council will charge Community Infrastructure Levy (CIL) on development taking place within the borough in accordance with the council's adopted CIL charging schedule. Where appropriate, developer contributions will be sought in the form of planning obligations to address site specific issues, in accordance with the tests in the CIL Regulations. The Planning Obligations Annex collates and sets out the anticipated planning obligations associated with the Policies established by this Local Plan. Reference should be made to the council's Infrastructure Delivery Schedule (IDS) and its updates which identify the infrastructure projects supporting the Local Plan, and arrangements for their phasing, funding, and delivery. Developments which are required to submit a Transport Assessment in accordance with Policy ST1 should make reference to the IDS and its updates, and to Authority Monitoring Report updates on the implementation of these, in demonstrating the acceptability of their proposals. The need for improved transport infrastructure should be based on up-to-date information about travel demand as part of the 'monitor and manage' process.

Aerodrome Safeguarding

Development will only be supported if it is consistent with the continued safe operation of Gatwick Airport. Where required, the Local Planning Authority will consult with the airport operator and/or the operator of technical sites (e.g. radar stations) on relevant proposals in the aerodrome safeguarded areas and in the Public Safety Zones. Proposals that cannot be mitigated to the satisfaction of the statutory consultees are considered a hazard to aircraft safety, and will be refused. Development that would lead to an increase in the number of people living, working or congregating within the Public Safety Zones will be refused.

Presumption in Favour of Sustainable Development

In line with the planned approach to Crawley as a new town, and the spatial patterns relating to the neighbourhood principles, when considering development proposals the council will take a positive approach to approving development which is sustainable. The council will work proactively in partnership with applicants, stakeholders and other partners to jointly find solutions which mean that development can be approved wherever possible, whilst securing development that improves the economic, social and environmental conditions of Crawley and the wider Gatwick Diamond and West Sussex and Greater Brighton sub regions. Development will be supported where it meets the following strategic objectives: 1. Progresses towards Crawley's commitment to being carbon neutral by 2050 and adapts to climate change; 2. Complements Crawley's character as a compact town within a countryside setting, developed on a neighbourhood principle and maximises the use of sustainable travel; 3. Conserves and enhances the heritage of the borough; 4. Protects, enhances and creates opportunities for Crawley's unique Green Infrastructure and secures measurable Biodiversity Net Gain; 5. Provides a safe and secure environment for its residents and visitors; 6. Provides for decent and affordable homes and meets the social and economic needs of Crawley's current and future population; and 7. Accords with the policies and objectives set out in this Plan unless material considerations indicate otherwise.

Hotel and Visitor Accommodation

Hotel and visitor accommodation should be directed to the Town Centre or Gatwick Airport. Where hotel and visitor accommodation development is proposed outside the Town Centre or Gatwick Airport, compliance with the NPPF sequential test for main town centre uses must be demonstrated. For all hotel and visitor accommodation applications, the specific locational requirements below will apply: Gatwick Airport Applications for hotel and visitor accommodation within the Gatwick Airport boundary are exempt from the NPPF 'town centre first' approach and application of the sequential test will not be required. It will be necessary to demonstrate that the development will not have a detrimental impact on the long-term ability of the airport to meet operational land and floorspace requirements as it grows. Car parking related to on-airport hotel development must meet the requirements of Policy GAT3. Locations outside Gatwick Airport Applications for hotel and visitor accommodation in Manor Royal should demonstrate how the development will cater specifically for the business needs of Manor Royal, including through the provision of business support facilities and staff amenities as per Local Plan Policy EC3 (Manor Royal). Where hotel and visitor accommodation is located outside the Gatwick Airport Boundary, parking provision shall be solely for the use of staff and guests in residence of the development and shall not be block parked or used for any other purpose, including as off-airport car parking.

Evening and Night-Time Economy

Development that adds to the vitality and viability of Crawley's evening and night-time economy will be supported, subject to demonstrating that: a) the design of development and management arrangements are appropriate in relation to public safety, crime prevention and the reduction of anti-social behaviour where relevant; b) there will be no significant individual or cumulative negative impact on residential amenity and the character of the area; c) arrangements for mitigating pollution including odour and noise, are provided in a way that minimises visual and environmental impact; d) the proposed evening or night-time use will not result in blank or inactive frontages onto the public realm during daytime hours. Development will not be permitted where it would create or exacerbate existing problems when considered against the criteria set out above. In all cases, the NPPF 'agent of change' principle will form a material consideration.

Town Centre Key Opportunity Sites

The following Town Centre Key Opportunity Sites are identified for development that enhances town centre vitality and viability and helps to meet the economic and housing needs of the borough: • Telford Place, Three Bridges; • Crawley Station and Car Parks; • County Buildings; • Land North of the Boulevard; • Crawley College (mixed use development with priority for education); • Cross Keys; • MOKA. At these sites, development will be supported where it is for: a. main town centre uses, or b. mixed use development for residential and main town centre uses and/or town centre neighbourhood facilities. It should be demonstrated that: i. the development positively contributes to the vitality and viability of Crawley Town Centre and sustainable economic growth and job creation in the borough; and ii. where retail use is proposed outside the Primary Shopping Area, that the sequential and (where applicable) the impact tests (as per Policy TC5) are satisfied; and iii. where no residential is proposed, the development will not undermine the delivery of a minimum of 1,500 net dwellings cumulatively across the sites, nor the delivery of the overall minimum housing figure set out in Policy H1; and iv. where residential forms part of development, the requirements of Local Plan Policy H3c are satisfied. For the Crawley College site, any development must accord with the Crawley College Masterplan or an appropriate amended master plan agreed with the Local Planning Authority and covering the whole campus and will be required to demonstrate that it can be achieved in a manner that prioritises the ongoing viability and function of Crawley College as a Further Education facility.

Town Centre First

Applications for main town centre uses will follow the NPPF 'town centre first' approach, with development directed to the most sequentially preferable and sustainable locations. Development of main town centre uses in edge-of-centre or out-of-centre locations will be permitted where it can be demonstrated that: a) the proposed development cannot be met on more sequentially preferable sites, having applied the sequential test; and b) for retail or leisure use, the development will not have a significant adverse impact on the vitality and viability, including local consumer choice and trade, of Crawley Town Centre, Neighbourhood Parades, or other centres within the retail catchment, as existing and planned. In assessing the impact of edge-of-centre or out-of-centre retail development under part b), an impact assessment will be required for development of 500sqm gross floorspace or greater. Existing out-of-centre retail locations at County Oak Retail Park and London Road Retail Park have an established retail warehouse function and should remain the focus for any out-of-centre retail proposals. These locations are not designated retail centres, and any retail or leisure development will be required to satisfy the sequential and impact tests as per parts a) and b) above. Neighbourhood Parades are Local Centres in Crawley's retail hierarchy. Development at the Neighbourhood Parades will not be subject to the NPPF sequential or impact tests, though must meet the requirements of Local Plan Policy EC12.

Primary Shopping Area

Development that enhances the vitality and viability of Crawley Town Centre as a competitive sub-regional town centre will be supported. Located within the Town Centre Boundary, the Primary Shopping Area comprises the Primary and Secondary shopping frontages as identified on the Local Plan Map. Within Primary Shopping Frontages at ground floor level, development within Use Class E (Commercial, Business and Service Use) will normally be permitted. Within Secondary Shopping Frontages at ground floor level, development within Use Class E (Commercial, Business and Service Use), drinking establishments (Sui Generis), and hot food takeaways (Sui Generis) will normally be permitted. Other main town centre uses will normally be permitted within the Primary Shopping Area, provided it can be demonstrated through a proportionate Economic Statement, that the proposed use will support the overall vitality and viability of the Town Centre. The effective and efficient use of upper floors within the Primary Shopping Area for main town centre uses, town centre neighbourhood facilities, or residential use, is supported, subject to meeting the requirements of Policy EC2 where a net loss of employment floorspace is proposed. The amalgamation or sub-division of units at ground and upper floor levels will be supported, subject to the requirements of Policy EC2 where loss of employment floorspace is proposed.

Gatwick Airport Related Parking

The provision of additional or replacement airport-related parking will only be permitted where: i) it is located within the airport boundary; and ii) it is justified by a demonstrable need in the context of proposals for achieving a sustainable approach to surface transport access to the airport.

Gatwick Airport Related Parking

The provision of additional or replacement airport-related parking will only be permitted where: i) it is located within the airport boundary; and ii) it is justified by a demonstrable need in the context of proposals for achieving a sustainable approach to surface transport access to the airport.

Rights of Way and Access to the Countryside

Public Rights of Way will be protected by ensuring that development does not result in the loss of, or adversely affect, a Right of Way or other recreational route, unless a new route is provided of equal or better value. When a planning application affects a Public Right of Way, then the application should enhance the Public Right of Way and, where appropriate, improve access to the countryside. Unless it can be clearly shown that a Public Right of Way is unnecessary or not needed, proposals which result in the loss of a Public Right of Way must ensure re-provision of equal or better value. Proposals which detract from the character of a Right of Way or other type of recreational route must adequately mitigate the impacts or provide a new resource of equal or better value if this is not possible. This may include: i) the provision of safe and convenient links to nearby Rights of Way/recreational routes; and/or ii) new or upgraded existing Rights of Way to multi-functional routes which improve environmental functions and visual amenity to create benefits for a range of users, such as for Non-Motorised Users (walkers, cyclists, equestrians, individuals with disabilities and impairments) and motorised disability users on the urban fringe of the town, with connections both inward to the centre, and outward to the wider countryside.

Development and Requirements for Sustainable Transport

For development which generates a significant demand for travel, and/or is likely to have other transport implications contributions to improved sustainable transport infrastructure off-site will be required. This may include, where appropriate, bus priority measures, enhanced passenger information, and routes identified in the council's Local Cycling and Walking Infrastructure Plan (Policy ST1). A contribution will be sought from major residential and commercial developments including new buildings outside of the Gatwick Airport Boundary as follows: Contribution = notional unit cost of infrastructure x proportion of infrastructure catchment arising from the development x notional distance covered by scheme (rounded to the nearest £1) Where: Notional unit cost of infrastructure = £375,000 (the cost per km of providing a notional cycling/walking route) Proportion of infrastructure catchment arising from the development = a fraction calculated in the following way: • In Manor Royal: O / (O + 13,931) • Outside Manor Royal: O / (O + 4,000) Where O = the net additional occupancy generated by the development, based on the development type, and calculated in accordance with the Standard Occupancy Calculations set out above. Distance = the higher figure of either 0.5 km or the distance (to the nearest 0.1km) by foot or bicycle between the development site and the nearest of either a railway station OR a stop on the high frequency, quality bus corridor identified in Policy CL4. No contribution will be sought where the amount calculated using this method falls below £500 for the entire development. Further planning obligations may be used to secure: • sustainable transport measures or mitigation identified as part of an agreed Travel Plan or Mobility Strategy; • mitigation of residual impacts on the highways network.

Car and Cycle Parking Standards

Development will be permitted where the proposals provide the appropriate amount and type of car and cycle parking to meet its needs when it is assessed against the borough council's car and cycle parking standards. These standards are contained in the Parking Standards Annex to this Plan. Car parking standards for residential development are based on the accessibility of the area, the levels of car ownership, and the size of any new dwellings. Parking standards for other types of developments will be based on the particular usage of the premises, which will take account of the intensity and requirements of each use and the accessibility of an area by public transport and other sustainable modes.

Improving Rail Stations

Any improvements or developments at or within the vicinity of railway stations will be expected to enhance the specific roles of the individual stations, the sustainable access to individual stations, and: a) at Gatwick Station, support its function as an airport-related interchange and provide opportunities for broadening the function of the station as an interchange for surface travellers using rail, coach, Fastway and other buses consistently with the safe and efficient operation of the airport; b) at Three Bridges Station, support its role as a potential parkway station and as a major interchange between the rail, bus, highway, cycle and pedestrian network; c) at Crawley Station, support its role as a major gateway to the Town Centre and improve its integration with the main shopping area and bus station and accessibility by cycle and pedestrians; d) at Ifield Station, strengthen its role as a local suburban station meeting the needs of current and future residents in the west of the town.

Development and Requirements for Sustainable Transport

Development should be located and designed so as to encourage travel via the walking and cycling network and public transport routes, while reducing dependency on travel by private motor vehicle (also see Chapter 4). This should include: i. Designing developments to prioritise the needs of pedestrians, cyclists and users of public transport over ease of access by the motorist; ii. Providing an appropriate amount and type of parking in accordance with Policy ST2; iii. Phasing the development process so that walking and cycling infrastructure forming part of the development is in place and usable at the point of first occupation; iv. For development which generates a significant demand for travel, and/or is likely to have other transport implications: contributing to improved sustainable transport infrastructure off-site, including, where appropriate, bus priority measures, enhanced passenger information, and routes identified in the council's Local Cycling and Walking Infrastructure Plan, especially in the areas identified in Policy CL3 as appropriate for Moderate and High Density residential form; Developments should meet the access needs they generate and not cause an unacceptable impact in terms of increased traffic congestion or highway safety. Developments will be considered acceptable in highways terms unless there would be an unacceptable impact on highway safety, or the cumulative impact on the transport network is severe and cannot be satisfactorily mitigated. In order to consider such impacts, developments that generate a significant amount of movements (thresholds as outlined in the Local List of Planning Requirements) should be supported by a: a) Transport Statement, which assesses the impact of a development with relatively small transport implications, and a Travel Plan Statement, which identifies how the development will maximise the usage of sustainable modes of transport as opposed to the private motor vehicle; or a b) Transport Assessment, which assesses the impact of a development when there are significant transport implications (including consideration of the requirements of Policy IN1: Infrastructure Provision), and: • for large developments (for example, large-scale major residential developments or any strategic developments), a Mobility Strategy; or, • for other developments, a Travel Plan. The Mobility Strategy or Travel Plan will identify: • how the development will optimise the usage of sustainable modes of transport as opposed to the private motor vehicle; • appropriate improvements to sustainable modes, or the introduction of new infrastructure that is required to adequately mitigate development impacts and detail how this will be delivered and operated. The applicant should view the Local List of Planning Requirements (or any subsequent document) to ensure that they submit an appropriate Transport Statement or Transport Assessment with their planning application.

Area of Search for a Crawley Western Multi-Modal Transport Link

The Local Plan Map identifies an Area of Search for a Crawley Western Multi-Modal Transport Link connecting the A264 with the A23. The design and route of the Western Multi-Modal Transport Link must take account of: a. its impact on (but not limited to): • existing properties which could be affected by the final route; • residential and commercial properties close to the final route; • the flood plain; • the rural landscape; • local biodiversity; • sports pitch provision and recreation facilities; and • heritage and heritage landscape assets and visual intrusion. b. the desirability and requirements of bus priority measures (including future proofing for forecast traffic growth and congestion). c. land safeguarded at Gatwick Airport for potential future southern runway expansion. d. protected sites and habitats, through identification of the potential impacts on these. Connectivity by non-vehicular modes of transport between Crawley's urban neighbourhoods and the wider Sussex countryside should be maintained and enhanced.