Agenda and minutes

This meeting is to be webcast and the Democratic Services Officer will read the following announcement:

”I would like to remind everyone present that this meeting will be broadcast live to the internet (or filmed) and will be capable of repeated viewing (or another use by third parties).

If you are seated in the lower public seating area then it is likely that the recording cameras will capture your image and this will result in the possibility that your image will become part of the broadcast.

This may infringe your human and data protection rights and if you wish to avoid this then you should move to the upper public gallery.

Could I please also remind Members to activate their microphones before speaking.”

On behalf of the Chairman, the Democratic Services Officer reminded everyone present that the meeting would be broadcast live to the internet and would be capable of repeated viewing, which could infringe their human and data protection rights.

General advice for persons attending the meeting is attached.

The Chairman welcomed members of the public to the meeting and outlined the procedures and arrangements adopted by the Council to enable persons to address the Committee, during the determination of applications for planning permission. The Committee noted the advice provided for the public and speakers in attendance at meetings of the Council’s Planning Committees.

To be announced at the meeting.

In the absence of the Vice-Chairman, who had tended her apologies for the meeting, the Chairman requested nominations from the Committee for a member to be appointed as Vice-Chairman for the meeting.

RESOLVED:

That Councillor B. Rolfe be appointed as Vice-Chairman of the Committee for the duration of the meeting.

To report the appointment of any substitute members for the meeting.

The Committee was advised that the following substitute members had been appointed for the meeting:

(a)       Councillor J. Philip for Councillor S. Jones (Vice-Chairman); and

(b)       Councillor C. P. Pond for Councillor R. Jennings.

To declare interests in any item on the agenda.

Pursuant to the Council’s Code of Member Conduct, Councillor D. Sunger declared a personal interest in item 9 (Planning Application EPF/0637/18 - The Lodge, Woolston Hall, Chigwell) of the agenda for the meeting, by virtue of being acquainted with the agent for the planning application. Councillor Sunger had determined that his interest was not prejudicial and indicated that he would remain in the meeting for the consideration of the application and voting thereon:

To confirm the minutes of the meeting of the Committee held on 6 June 2018.

            RESOLVED:

That the minutes of the meeting of the Committee held on 6 June 2018 be taken as read and signed by the Chairman as a correct record.

A Planning Policy Briefing Note (March 2018) has been produced by the Planning Policy Team to ensure that a consistent approach is taken to the provision of planning policy advice for the District, particularly in relation to the Epping Forest District Local Plan Submission Version, which was published on 18 December 2017.

The primary purpose of the Planning Policy Briefing Note is to inform the development management process and to provide assistance for Development Management Officers, Councillors, applicants and planning agents. The Planning Policy Briefing Note is available at:

http://www.efdclocalplan.org/wp-content/uploads/2018/03/Planning-Policy-Briefing-Note_Mar-2018.pdf

The Assistant Director (Development Management) reminded the Committee that a briefing note had been prepared to ensure that a consistent approach was taken to the provision of planning policy advice, following the publication of the Epping Forest District Local Plan Submission Version on 18 December 2017.

Members were advised that the primary purpose of the briefing note was to inform development management activities and to provide assistance for councillors, officers, applicants, planning agents and other persons involved in the development management process.

RESOLVED:

That the Planning Policy Briefing Note for the Epping Forest District Local Plan Submission Version, published on 18 December 2017, be noted.

To consider the attached report.

The Assistant Director (Development Management) presented a report with regard to the proposed demolition of an existing barn at Tutein Farm, Grove Lane, Chigwell and the construction of four residential dwellings, two five-bedroom detached houses and two four-bedroom detached houses.

Members noted that consideration of the application was before the District Development Management Committee because Area Plans Sub-Committee South had agreed at its meeting on 11 June 2018 that it be referred to the Committee for determination, after an equal number of members had voted for and against the development proposal.

The Assistant Director (Development Management) reported that the application site had an area of 0.28 hectares and included the existing access road from Grove Cottages. Members noted that the site was occupied by a large barn building and that the remainder of the site was largely lain to lawn with trees and hedges aligning the southern and western perimeters, with the northern and eastern boundaries being demarcated by a wooden picket fence. The Assistant Director (Development Management) indicated that a chalet style house also owned by the applicant adjoined the site, which had already planning permission for an annexe building to be built close to eastern boundary of the application site. Members were advised that further east was the Grade II listed Millers Farmhouse and that there were open fields to the north, west and south of the site. The Assistant Director (Development Management) reported that the agricultural barn was used to store animal feed, hay and wood chippings and to distribute and sell such products to nearby stables and equestrian businesses. Members noted that, prior to such use, the barn had been utilised as a cattle barn and that the site was within land designated as Green Belt.

The Assistant Director (Development Management) reported that each proposed  dwelling unit would have two parking spaces each and that the proposed development would increase the volume of solid built form on the site by of 3.6% and that the height of the proposed buildings would rise from a maximum of 6.8m to 8m. Members were advised that, as the intensity of use on the site would also increase, the proposal was, by definition, inappropriate development in the Green Belt.

The Committee was advised that Paragraph 87 of the National Planning Policy Framework (NPPF) provided that inappropriate development was, by definition, harmful to the Green Belt and that it would need to be demonstrated that there were very special circumstances to clearly outweigh the harm to the Green Belt as a result of inappropriateness of the development and all other harms. The Assistant Director (Development Management) indicated that the percentage increase in size was comparatively small and that a reduction in the size of the scheme would not materially reduce its impact. Members noted that, furthermore, the units were to be positioned in a more southerly position in comparison to the existing barn, which would move the built form away nearer to existing buildings surrounding the site and as a  ...  view the full minutes text for item 8.

To consider the attached report.

The Assistant Director (Development Management) presented a report with regard to a proposed residential infill comprising twelve residential dwelling houses with associated off-street parking, garden space and external landscaping at The Lodge, Woolston Hall, Chigwell.

Members noted that the application been considered by Area Plans Sub-Committee South at its meeting on 27 June 2018, at which time it had been referred to the District Development Management Committee for consideration with a recommendation that planning permission be refused in accordance with the recommendation of the Assistant Director (Development Management), on the application of the minority reference procedure set out in the Council’s constitution (Rule M2).

The Assistant Director (Development Management) reported that the application site was an open parcel of land to the northwest of The Lodge, with its southwestern boundary being an access road to Woolston Manor. Members were advised that the north-eastern boundary of the site was an avenue leading to a leisure complex and that a building and a former motel accommodating flats was situated to the northwest of the site. The Assistant Director (Development Management) reported that site was off the highway of Abridge Road, between the village of Abridge and Chigwell and was within the Green Belt. Members noted that trees along the avenue to the northeast of the application site were the subject of Tree Preservation Orders and that The Lodge was a locally listed building, with the northernmost boundary of the site being 120m from the Listed Building.

The Assistant Director (Development Management) reported that the proposed dwellings would be laid out in four terraces each of three houses, running north/south, parallel with and facing the vehicular access to Woolston Hall. Members were advised that each terrace would have its own appearance, whilst also providing overall unity of design to all four and that each of the houses would have three storeys, an integral garage and four bedrooms and an area of communal open space at the southernmost end of the site.

The Committee was advised that the main issue with regard to the proposed development was considered to be Green Belt policy. Other considerations included the provision of affordable housing, the implications of the Submission Version of the Epping Forest District Local Plan, the affect of the development on the setting within the landscape, sustainability, the quality of the design in terms of appearance, highway matters, the possible affect on heritage assets, the impact on neighbouring properties and whether the proposal would offer adequate amenity to future occupiers. The Assistant Director (Development Management) reported that a financial contribution for the provision of off-site affordable housing of £1,624,533 had been offered by the applicant, which had been verified by a consultant acting for the Council. Members were advised however, that no legal agreement had been submitted as part of the application and that Policy I1A required that, in appropriate circumstances, a legal agreement be in place prior to the grant of planning permission.

The Assistant Director (Development Management) reported that the proposal  ...  view the full minutes text for item 9.

To consider the attached report.

The Assistant Director (Development Management) presented a report with regard to the proposed demolition of an existing bungalow and the erection of three flats at 48 Russell Road, Buckhurst Hill.

Members noted that consideration of the application was before the District Development Management Committee because Area Plans Sub-Committee South had agreed at its meeting on 27 June 2018 that it be referred to the Committee for determination, after an equal number of members had voted for and against the development proposal.

The Assistant Director (Development Management) reported that the application site comprised a large single storey detached dwelling on a hillside location, which sloped downwards to the south at the rear and downwards to the east from the front elevation. Members noted that, due to the complicated levels of the site the bungalow had one non habitable room at lower ground floor level and could not be considered a two-storey dwelling. The Committee was advised that adjoining the western boundaries were three storey terraced houses and adjoining the eastern boundary was a pair of two-storey semi detached dwellings. The Assistant Director (Development Management) reported that Russell Road was made up of a mixture of a wide mixture of dwellings, with apartment buildings on either side of the road and opposite the application site and that the site was within an urban area and was not listed or within a conservation area.

Members were advised that the application followed an earlier refusal of planning permission for the redevelopment of the site for a detached two-storey dwelling house, as this would have facilitated the loss of a bungalow. The Committee noted that the proposed development had been redesigned to provide a more symmetrical and softer appearance than the previous scheme, involving the construction of a block of three flats over three floors.

The Assistant Director (Development Management) reported the revised application, with an increased number of fully accessible residential units along with the overall bulk and scale of the proposed development, was considered acceptable. Despite objection from neighbouring residents, it was considered that the proposal would not cause any undue loss of amenity to neighbouring residents or cause any parking or highway harm and would adequately serve the living conditions of future occupants. The Committee was advised that the proposal therefore complied with the guidance set out within the National Planning Policy Framework, the relevant policies contained within the adopted Local Plan and Alterations and the Submission Version of the emerging Local Plan.

The Committee was advised that, as the proposed development would create new residential units within a distance of 6.2km of the Epping Forest Special Area of Conservation, policies DM2(C) and DM22 of the Submission Version of the Epping Forest District Local Plan required that any permission be subject to a financial contribution to towards access management and monitoring of visitors to Epping Forest in order to mitigate against the harmful impacts of development on air quality and biodiversity within the Forest. The Assistant Director (Development Management) advised members that  ...  view the full minutes text for item 10.

To consider the attached report.

The Assistant Director (Development Management) presented a report with regard to the proposed installation of a new shop front at 65 High Street, Epping.

Members noted that consideration of the application was reserved to the Committee in accordance with Article 10 (District Development Management Committee (Section 1(f)) of the Council’s Constitution, as it had been submitted by, or on behalf of, a Councillor of the Authority.

The Assistant Director (Development Management) reported that the application site was a three-storey property located to the north of the High Street that formed part of a shopping parade set back from the main road by a service road. Members were advised that the first and second floors of the property were residential and were set back from the ground floor front façade.

The Committee noted that the proposed new shopfront was considered to be an improvement on the existing  shopfront display that would not detract from the vitality of the shopping centre and which was considered appropriate to the character and design of shop frontages in the parade. The Assistant Director (Development Management) reported that the development was not considered to result in any material amenity implications presently enjoyed by the occupiers of adjoining properties and that the alterations to the shop front were minimal and appropriate in design and form that is not harmful and would respect the character and appearance of the property and the shopping parade and comply with the Council’s relevant policies.

RESOLVED:

That planning permission for the proposed installation of a new shop front at 65 High Street, Epping be granted, subject to the following conditions:

(1)       The development hereby permitted must be begun not later than the expiration of three years beginning with the date of this notice; and

(2)       The development hereby permitted be completed strictly in accordance with the approved drawings no’s:  S.F.1; S.F.2; Site Plan.

To consider the attached report.

The Assistant Director (Development Management) presented a report with regard to a proposed side and rear extensionat 25 Shooters Drive, Nazeing.

Members noted that consideration of the application was reserved to the Committee in accordance with Article 10 (District Development Management Committee (Section 1(f)) of the Council’s Constitution, as it had been submitted by, or on behalf of, a spouse or partner of a Councillor of the Authority.

The Assistant Director (Development Management) reported that the application site

comprised a split-level dwelling set within a plot sloping to the south, located on the northern side of Shooters Drive, which was a residential area characterised by detached and semi-detached single and two-storey dwellings set on large plots.  Members were advised that a two storey dwelling was situated to the west of the site and that a bungalow was located to the east of the site. The Committee noted that a sub-divided plot of land (previously part of the curtilage of the application site) already benefiting from planning permission for the construction of a three-bedroom house was situated to the north of the site and that, to the south of the site, were single storey dwellings set lower than the application site due to the sloping terrain. The Assistant Director (Development Management) reported that the site was not located within the Green Belt or Conservation Area.  

The Committee was advised that the proposed development provided for the erection of side and rear extensions, with the side extension matching the footprint of the existing structure, to accommodate WC, utility room and sunroom facilities. The Assistant Director (Development Management) reported that the south (principal) elevation would incorporate three additional windows to serve bedroom 2 and that the entrance to the existing garage would be replaced by a window to serve a bedroom.  Members noted that the proposal sought to replace the existing entrance steps and retaining wall with new steps and retaining wall topped with a glazed balustrade and the replacement of the fixed glazed screen behind the entrance steps.  The north elevation of the existing house would replace the existing window serving bedroom 1 with double doors and the east elevation of the existing house remained unchanged.

The Assistant Director (Development Management) indicated that the main issues in the determination of the application were whether the design and appearance of the proposal was acceptable and its impact on the amenities of neighbouring properties. However, it was considered that the proposal was of acceptable design and appearance and would not be detrimental to the character and appearance of the street scene. The Committee was advised that the proposed development would retain adequate amenity space and would not adversely impact neighbour amenities and, as such the application complied with the guidance contained within the National Planning Policy Framework and the relevant Local Plan policies. Members were advised that sine the publication of the agenda for the meeting, Nazeing Parish Council had confirmed that it had no objection to the development proposal.

RESOLVED:

That  ...  view the full minutes text for item 12.

Section 100B(4)(b) of the Local Government Act 1972 requires that the permission of the Chairman be obtained, after prior notice to the Chief Executive, before urgent business not specified in the agenda (including a supplementary agenda of which the statutory period of notice has been given) may be transacted.

It was noted that there was no other urgent business for consideration by the Committee.

Exclusion

To consider whether, under Section 100(A)(4) of the Local Government Act 1972, the public and press should be excluded from the meeting for the items of business set out below on grounds that they will involve the likely disclosure of exempt information as defined in the following paragraph(s) of Part 1 of Schedule 12A of the Act (as amended) or are confidential under Section 100(A)(2):

The Local Government (Access to Information) (Variation) Order 2006, which came into effect on 1 March 2006, requires the Council to consider whether maintaining the exemption listed above outweighs the potential public interest in disclosing the information. Any member who considers that this test should be applied to any currently exempted matter on this agenda should contact the proper officer at least 24 hours prior to the meeting.

Background Papers

Article 17 (Access to Information) of the Constitution defines background papers as being documents relating to the subject matter of the report which in the Proper Officer's opinion:

(a)        disclose any facts or matters on which the report or an important part of the report is based;  and

(b)        have been relied on to a material extent in preparing the report and does not include published works or those which disclose exempt or confidential information and in respect of executive reports, the advice of any political advisor.

The Council will make available for public inspection one copy of each of the documents on the list of background papers for four years after the date of the meeting. Inspection of background papers can be arranged by contacting either the Responsible Officer or the Democratic Services Officer for the particular item.

The Committee noted that there was no business which necessitated the exclusion of the public and press from the meeting.