Welcome
March 12, 2025Construction Update and updated Landscape Strategy
September 2, 2025Dear Neighbours,
Bellway Homes is committed to the local community and you, as our new neighbours. While work continues, we want to ensure that the new homes we are building for your future neighbours have the smallest impact on your everyday life.
We have therefore set up this website where you can subscribe to our regular newsletter to inform you of what is happening on the site and contact details for Bellway including out of office hours- see ‘contact us.’
Bellway Homes is a community minded and considerate house builder winning 5-start builder status for its work across the UK. We take our responsibilities towards the Crawley community extremely seriously and sees Phase 2 at Riverbrook as an extension to the popular Phase 1 which is nearing completion.
- Flooding and Drainage
Q: Is Bellway currently working on flood mitigations?
A: At the moment the site is not operational, but we are working with Crawley Borough Council to be back on site as soon as possible. Working with Crawley and West Sussex Council, we are clearing the existing ditch to limit the risk of future flooding. We intend to carry on working with the Councils and with you, our neighbours to limit flooding risk.
Q: Has the existing Bellway development contributed to flooding in the area?
A: Riverbrook Phase 1 was completed without flooding issues. When building near water, companies are obliged to complete what’s known as a Flood Risk Assessment. This has been used for both phases of the work. Additionally, the Environment Agency’s flood map identifies the area (including the ditch behind Radford Road properties) as a high flood-risk zone. The flooding that sadly did occur was due to a silted-up ditch that is the legal responsibility of West Sussex County Council. Ownership of the ditch aside, Bellway in fact cleared it to reduce flooding risk.
The Environment Agency Flood map shows the flood risk to the rear of the Radford Rd homes.
Q: Who is responsible for maintaining the ditch behind Radford Road properties?
A: According to title plans and West Sussex County Council (WSCC) guidance, the homeowners on Radford Road are riparian owners, which means they have responsibility for maintaining the watercourse bank on their side, to halfway across the bottom of the watercourse. West Sussex County Council has published guidance for riparian owners online which provides lots of detail.
Q: Did Bellway infill a pond, and could this have affected drainage?
A: Bellway is unaware of any pond infilling, if a pond exists, it would not drain due to impermeable ground. If there is evidence of infilling, please contact us at the contact us section.
- Ditches and Water Attenuation
Q: How will the new housing improve drainage?
A: The approved drainage and attenuation systems will reduce overland flows into the ditch by capturing and managing runoff on-site. This is expected to improve flood resilience during heavy storms. Crawley Borough Council’s drainage officer agrees with this assessment.
Q: Was flooding an significant issue before the development?
A: Yes, properties at the rear of Radford Road already experience flood risk due to natural depressions, particularly near Steers Lane junction, which shows flooding even in summer such as in July 2021.
Google maps view, Steers Lane July 2021
- Levels and Sections
Q: Has Bellway raised ground levels beyond approved plans?
A: The section view clearly indicates, there is no harm in the levels between existing and new properties. The elevations are virtually the same: Unit 1 63.95 to Oakhurst 64.00; Units 32-40 64 to Fox Run 64.30. These section views cover distance ranges from 70m to 100m between the existing properties (Oakhurst and Fox Run) and new properties being built by Bellway.
The minor level raising that has occurred is because of ensuring the most sustainable drainage design is to be implemented, as opposed to using a pumping station.
The minor level raising that has occurred is because of ensuring the most sustainable drainage design is to be implemented, as opposed to using a pumping station.
Section views to show the distances between the houses and relative finished floor levels.
Q: Were the designs approved by the local council?
A: Yes, the designs received planning consent from Crawley Borough Council and were refined to meet additional conditions set by the council.
- Planning Process
Q: Did the local planning authorities object to the Flood Risk Assessment (FRA)?
A: No, West Sussex County Council (April 2022) and Crawley BC’s drainage team (December 2022) raised no objections to the drainage strategy or FRA.
Q: Has Bellway engaged with the local planning authority?
A: Bellway continues to positively engage Crawley Borough Council. In the past this has included providing requested information promptly and holding multiple meetings to address concerns.
Q: What is Crawley Borough Council’s stance on surface water management?
A: Officials who work at Crawley Borough Council:
- Were satisfied with surface water management plans.
- Agreed the same drainage strategy would have been adopted regardless.
- Found that level raising has no material visual impact due to distance and screening.
Q: Why are works still ongoing?
A: Bellway submitted detailed drawings 13 months ago but sadly has not been given the green light to continue on site. There are specific aspects of the development that are still waiting for approval from the local planning authority (LPA)- known as discharge of conditions. As soon as this is done, Bellway can get back to work.
Conclusion:
Bellway maintains that:
- Flooding issues have affected the area for many years and before housing was started.
- The drainage strategy will improve flood resilience.
- All works comply with approved plans and regulations.
- Delays in condition discharge are not their fault.