Agenda and minutes

1.         This meeting is to be webcast. Members are reminded of the need to activate their microphones before speaking.

2.         The Senior 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.”

The Senior 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.

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, for the determination of applications for planning permission. The Committee noted the advice provided for the public and speakers in attendance at Council Planning Committee meetings.

As the Vice-Chairman, Cllr B Rolfe, had tended his apologies for the meeting, nominations were invited from the Committee for the appointment of an interim Vice-Chairman for the duration of the meeting.

Resolved:

(1)        That Cllr S Kane be appointed as Vice-Chairman for the duration of the meeting.

(Director of Governance)  To report the appointment of any substitute members for the meeting in accordance with Council Rule S1 in the Constitution (Part 4 “The Rules” refers).

The Committee noted the following substitutions for this meeting:

(a)        Cllr D Stallan for Cllr A Boyce; and

(b)        Cllr J Lea for Cllr B Rolfe.

(Director of Governance) To declare interests in any item on the agenda.

(a)      Pursuant to the Council’s Member Code of Conduct, Cllrs B Sandler, S Kane, J Lea, H Brady, G Chambers, S Jones and J Knapman declared a personal interest in the following items of the agenda, by virtue of the Applicant being a fellow member of their political group on the Council. The Councillors had determined that their interest was non-pecuniary and would remain in the meeting for the consideration of the applications and voting thereon:

·                 EPF/2573/16           Woodings, Glover Lane, Hastingwood; and

·                 EPF/2583/16           Woodings, Glovers Lane, Hastingwood.

(b)      Pursuant to the Council’s Member Code of Conduct, Cllrs B Sandler, S Kane, J Lea, H Brady, G Chambers, S Jones and J Knapman declared a personal interest in the following items of the agenda, by virtue of the Applicant being the Leader of their political group on the Council. The Councillors had determined that their interest was non-pecuniary and would remain in the meeting for the consideration of the applications and voting thereon:

·                 EPF/3109/16           65 High Street, Epping; and

·                 EPF/3145/16           331 High Street, Epping.

(c)      Pursuant to the Council’s Member Code of Conduct, Cllr Stallan declared a non-pecuniary interest in the following items of the agenda, by virtue of the Applicant being a close personal friend. The Councillor had determined that his interest was non-pecuniary but would leave the meeting for the consideration of the applications and voting thereon under the public perception test:

·                 EPF/2573/16           Woodings, Glover Lane, Hastingwood; and

·                 EPF/2583/16           Woodings, Glovers Lane, Hastingwood.

(d)      Pursuant to the Council’s Member Code of Conduct, Cllr Stallan declared a non-pecuniary interest in the following items of the agenda, by virtue of having served under the Applicant on the Council’s Cabinet for many years. The Councillor had determined that his interest was non-pecuniary but would leave the meeting for the consideration of the applications and voting thereon under the public perception test:

·                 EPF/3109/16           65 High Street, Epping; and

·                 EPF/3145/16           331 High Street, Epping.

(Director of Governance) To confirm the minutes of the last meeting of the Committee held on 30 November 2016.

Resolved:

(1)        That the minutes of the meeting held on 30 November 2016 be taken as read and signed by the Chairman as a correct record.

(Director of Governance) 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.

Resolved:

(1)        That, as agreed by the Chairman and in accordance with Section 100B(4)(b) of the Local Government Act 1972, the following item of urgent business be considered following the publication of the agenda:

            (a)        EPF/2972/16 – 108 Rous Road, Buckhurst Hill.

(Director of Governance) To consider the attached report for part single and part two-storey rear extensions. Two storey side extension. Single storey front extension. Single storey rear/side extensions. (DEV-023-2016/17).

The Assistant Director of Governance (Development Management) presented a report for a part single and part two-storey rear extension, two-storey side extension, single storey front extension and single storey rear and side extensions at 108 Rous Road in Buckhurst Hill. The application was due for consideration at Area Planning Sub-Committee South on 1 February 2017; however, not all the information was available for the Sub-Committee to fully consider the application and it was referred to the Committee for determination.

The Assistant Director reported that the site contained a two-storey semi-detached house with a rear attached garage located at the northern end of Rous Road, which faced out onto the end of the road and had a public footpath along its eastern flank boundary. The attached property (no. 106) had a two-storey rear projection and also a rear conservatory. The site was not in a conservation area and the property was not listed. The site had previously been the subject of a planning application in 2016, but this had been reused permission. The part single storey flat roof rear extension would be sited along the boundary with no. 106, whilst the two-storey rear extension would wrap around into a proposed two-storey side extension, which itself would be close to the public footpath and set in by one metre from the front at first floor level, and this would continue into a single-storey front extension joining with the existing front porch. Angling out from the two-storey rear extension, replacing the existing garage but further towards the public footpath, it was proposed to construct a single storey rear/side extension towards the north-east boundary.

The Assistant Director stated that Planning Officers had concluded the revised scheme had overcome the reasons for refusal for the previous scheme by the removal of the large rear dormer window. The application was now considered to comply with the policies of the adopted Local Plan and the National Planning Policy Framework. The concerns raised by the Parish Council had been considered but it was felt that the proposed extensions would compliment the existing house and not be harmful to the appearance and character of the locality. Therefore, the application was recommended for approval.

The Committee noted the summary of representations received in respect of this application, which included an objection from the Parish Council. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

The Committee had no issues with this application, as there were numerous extended houses in this area and it was felt that this scheme would improve the appearance of the existing house.

Decision:

(1)        That planning application EPF/2972/16 at 108 Rous Road in Buckhurst Hill be granted permission, subject to the following conditions:

(Director of Governance) To consider the attached report for minor adaptations to be made to the two-storey accommodation block building, with each of the 25 rooms to be used for more general housing and be provided with a galley kitchenette (DEV-017-2016/17).

The Assistant Director of Governance (Development Management) presented a report for minor adaptations to the two-storey accommodation block building, with each of the 25 rooms to be used for more general housing and to be provided with a galley kitchenette, at Zinc Arts in High Street, Ongar. The application was before the Committee following a minority reference by Area Planning Sub-Committee East at its meeting on 18 January 2017.

The Assistant Director explained that the site was the former Great Stony school buildings, which comprised a combination of single and two storey buildings. The original building comprised a mixture of community and arts uses, including classrooms, a nursery, café and reception. There had been significant extensions including a theatre, additional rooms for centre activities and two two-storey residential blocks. One of the residential blocks was managed by East Thames Housing Association for supported living, and the other block was the subject of the application. There was a car park at the northern end of the site with 50 spaces. The site was located within a predominantly residential area of the High Street, within the Great Stony School Conservation Area and the Metropolitan Green Belt.

The Assistant Director stated that Planning Officers had concluded the financial circumstances of the centre were a significant factor, and the possibility of the arts and community use not being able to continue without the income generated from the proposed application was a material consideration and constituted special circumstances in determining this application. Although the residential block was currently under-occupied, the annual occupation rate was approximately 16%, the same number of rooms were being retained which could all be occupied 24 hours a day for 365 days per year by residents with vehicles, so Officers felt the changes did not amount to a significantly more intrusive use of the site. It should also be noted that approval of this planning application would not affect the existing Section 106 agreement relating to the broader use of the building. Consequently, Officers had recommended this application for approval, although it was recognised that the issues were finely balanced.

The Committee noted the summary of representations that had been received in respect of this application, which had included 29 letters of objection from residents and one letter of support. Ongar Town Council had also objected to the application with regard to the variation of the Section 106 Agreement. The Assistant Director reported that a further letter of objection had been received from Ongar Town Council, which had requested additional conditions be imposed if the application was granted permission. In addition, further correspondence had been received from a former Chairman of the Trust and the Applicant, who was attempting to allay certain rumours concerning the development. The Committee heard from an Objector, Ongar Town Council and the Applicant before proceeding to debate the application.

Cllr B Surtees, the ward Member for Chipping Ongar, Greensted & Marden Ash, commented that this application had generated strong feelings within the community, which was reflected by  ...  view the full minutes text for item 55.

(Director of Governance) To consider the attached report for the replacement of the existing bungalow with a new three storey block of five apartments, which would consist of 2 no. one-bed flats and 3 no. two-bed flats, and with three off-street parking spaces to the front and communal amenity space to the rear (DEV-018-2016/17).

The Assistant Director of Governance (Development Management) presented a report for the replacement of the existing bungalow at 17 Hemnall Street in Epping with a three-storey block of five apartments, which would consist of two one-bed flats and three two-bed flats, and with three off-street parking spaces to the front and communal amenity space to the rear. This application had originally been considered by Area Planning Sub-Committee East on 13 December 2016, but as the Sub-Committee could not make a decision on the application, it was referred directly to this Committee for determination.

The Assistant Director explained that the site currently contained a single storey bungalow located on the south eastern side of Hemnall Street, and situated between a similar bungalow to the north-east and a block of recently developed flats to the south-west. Beyond each adjacent neighbour were two-storey dwellings and opposite the site was the Hemnall Social Club and the Citizens Advice Bureau, which included flats on the first floor. The site did not lie within either the Epping Conservation Area or the designated Town Centre.

The Assistant Director reported that Officers had concluded the proposal would make more efficient use of a sustainable urban site and provide additional residential properties to assist the Council in meeting its five-year supply of deliverable housing sites. It was not considered that the new dwelling would be detrimental to the character or appearance of the surrounding area or the adjacent conservation area and, despite concerns expressed, the proposal would not result in any excessive loss of amenity to the neighbouring residents. Although the development would have a low number of off-street parking spaces, this was considered acceptable within a built-up location adjacent to the Town Centre. The application complied with the National Planning Policy Framework and the relevant Local Plan policies, and therefore was recommended for approval.

The Committee noted the summary of representations that had been received in respect of this application. There had been seven letters of objection received, including from Epping Town Council and the Epping Society. There were no letters of support received. The Committee heard from an Objector and the Applicant’s Agent before proceeding to debate the application.

Whilst it was acknowledged by the Committee that a block of flats would not be out of character for this area, it was felt that the design would cause a significant inconvenience to the neighbours, and that there was an obvious parking issue with the application as only three parking spaces were being provided for five apartments. It was suggested that the block could be moved back within the plot to provide more parking spaces, but the Assistant Director stated that the space at the back was relatively small and the block would then have a negative impact on the buildings to the rear.

Cllr C C Pond stated that the site was not a large plot, being average in size, and a three storey building at this location would be excessive in his view and be detrimental  ...  view the full minutes text for item 56.

(Director of Governance) To consider the attached report for the demolition of the front porch and west side extension, both late 20th Century editions with replacement front porch and garden room with minor internal alterations (DEV-019-2016/17).

The Assistant Director of Governance (Development Management) presented a report for the demolition of the front porch and west side extension, both late 20^th century editions, at Woodings in Glovers Lane, Hastingwood with a replacement front porch and garden room with minor internal alterations. The application was before the Committee as it had been submitted by a serving District Councillor.

The Assistant Director explained that the site comprised a Grade II Listed cottage within a generous curtilage, and was located in the furthermost eastern corner of Glovers Lane. To the south and east were open fields, and to the north and west were generous residential plots containing large detached houses. The site was within the Metropolitan Green Belt. The materials to be used for the proposed replacement front porch and garden room included a red plain clay tiled roof and slim-like double glazing within an oak framed structure for the walls.

The Assistant Director reported that Officers had concluded the application was appropriate development within the Green Belt  and would have a neutral impact on its character and openness. The proposal would also preserve the special architectural and historical interest of the Grade II dwelling house, and would not unduly harm neighbouring residential amenity. The proposal was considered to be sustainable development, which accorded with national and local policy, and therefore was recommended for approval.

The Committee noted the summary of representations received in respect of this application, which included no objections from North Weald Bassett Parish Council and a letter of support from a neighbouring residence. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

The Committee concurred with the comments of the Conservation Officer regarding the impact of the proposal on the historic and architectural interest of the Grade II Listed Building, and agreed to grant planning permission for the application.

Decision:

(1)        That planning application EPF/2573/16 at Woodings in Glovers Lane, Hastingwood be granted permission, 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.

            2.         The development hereby permitted will be completed strictly in                     accordance with the approved drawings nos:  Heritage Statement                            dated 29/9/16, 1772/01, 02, 03, 04B, 05A, 06A, 07A.

            3.         Samples of the types and details of colours of all the external finishes                      shall be submitted for approval in writing by the Local Planning                    Authority prior to the commencement of the development, and the                   development shall be implemented in accordance with such approved                    detail.

(Director of Governance) To consider the attached report for Listed Building consent for the proposed demolition of the front porch and west side extension, both late 20th Century editions with replacement front porch and garden room with minor internal alterations (DEV-020-2016/17).

The Assistant Director of Governance (Development Management) presented a report for Listed Building Consent for the demolition of the front porch and west side extension, both late 20th century editions, at Woodings in Glovers Lane, Hastingwood with a replacement front porch and garden room with minor internal alterations. The application was before the Committee as it had been submitted by a serving District Councillor.

The Assistant Director explained that the site comprised a Grade II Listed cottage within a generous curtilage, and was located in the furthermost eastern corner of Glovers Lane. To the south and east were open fields, and to the north and west were generous residential plots containing large detached houses. The site was within the Metropolitan Green Belt. The materials to be used for the proposed replacement front porch and garden room included a red plain clay tiled roof and slim-like double glazing within an oak framed structure for the walls.

The Assistant Director reported that Officers had concluded the application would preserve the special architectural and historical interest of the Grade II dwelling house, and was therefore considered to be sustainable development which accorded with national and local policy.

The Committee noted the summary of representations received in respect of this application, which included no objections from North Weald Bassett Parish Council and a letter of support from a neighbouring residence.

Decision:

(1)        That planning application EPF/2583/16 for Listed Building consent at Woodings in Glovers Lane, Hastingwood be granted permission, subject to the following conditions:

            1.         The  works  hereby  permitted  must  be  begun  not later than the                expiration  of  three  years,  beginning  with  the  date on which the              consent was granted.

            2.         The  development  hereby  permitted  will  be  completed strictly in               accordance  with  the approved drawings nos: Heritage Statement               dated 29/9/16, 1772/01, 02, 03, 04B, 05A, 06A, 07A.

            3.         Samples of the types and details of colours of all the external finishes                      shall  be  submitted  for  approval  in  writing by the Local Planning              Authority  prior to the commencement of the development, and the                   development shall be implemented in accordance with such approved                    detail.

            4.         Additional  drawings  that  show  details of proposed new [windows              doors, rooflights, eaves, verges, fascias, cills, structural openings and                     junctions with the existing building - add/delete as appropriate], by               section and elevation at scales between 1:20 and 1:1 as appropriate,                       shall be submitted to and approved by the Local Planning Authority in                writing prior to the commencement of any works.

            5.         All  new  rainwater  goods and soil and vent pipes shall be of black             painted aluminium.

(Director of Governance) To consider the attached report for advertisement consent for a proposed new fascia sign (DEV-021-2016/17).

The Assistant Director of Governance (Development Management) presented a report for advertisement consent for a new fascia sign at 65 High Street in Epping. This application was before the Committee as it had been submitted on behalf of a serving Councillor.

The Assistant Director explained that the existing building on the site was three storeys high, and had a ground floor which projected towards Epping High Street; this was currently occupied by Millers Estate Agents. The unit was located at the western end of a row of shops, each of which had their own unique signage which gave a varied character and appearance to the street scene. The site was not located within the Epping Town Conservation Area.

The Assistant Director reported that Officers had concluded the new signage would not cause any harm to amenity or public safety, and therefore it was recommended that advertisement consent be granted.

The Committee noted the summary of representations that had been received in respect of this application, and that Epping Town Council had no objection to the application.

Decision:

(1)        That planning application EPF/3109/16 for advertisement consent at 65 High Street in Epping be granted permission, subject to the following condition:

            1.         The maximum luminance of the signs granted consent shall not                                                                                  exceed 1250 candelas per square metre.

(Director of Governance) To consider the attached report for Grade  II listed building consent to replace existing signage,  replacing  with  signs  of  the  same size and materials with           changes to colour and type face including painting of pilasters (DEV-022-2016/17).

The Assistant Director of Governance (Development Management) presented a report for listed Building Consent to replace the existing signage with signs of the same size and materials but with changes to colour and type face, including the painting of pilasters. The application was before the Committee as it had been submitted on behalf of a serving District Councillor.

The Assistant Director explained that the site contained a Grade II Listed Building dating from the 18^th Century and formed a group of listed commercial properties (nos. 309 to 317). The site was within the Epping Conservation Area and was located on the northern side of the High Street. Its current use was as an Estate Agents. It was proposed to replace both the fascia sign and hanging sign.

The Assistant Director reported that Officers had concluded the proposed signage was simple and unobtrusive, and the repainting of the pilasters of the shopfront in white would match the colour of the glazing bars and window bars. Therefore, the application for Listed Building consent was recommended for approval.

The Committee noted the summary of representations, and that Epping Town Council had no objection to the proposal.

Decision:

(1)        That planning application EPF/3145/16 for Listed Building Consent at 331 High Street in Epping be granted permission, subject to the following condition:

            1.         The works hereby permitted must be begun not later than the                      expiration  of  three  years,  beginning  with the date on which the                consent was granted.

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.