Agenda and minutes

RESOLVED:

That, in the absence of the Vice Chairman, Councillor D Kelly be appointed as Vice Chairman for the duration of the meeting.

To confirm the minutes of the last meeting of the Committee held on 8 August 2006 (attached).

RESOLVED:

That the minutes of the meeting held on 8 August 2006 be taken as read and signed by the Chairman as a correct record.

(Head of Research and Democratic Services)  To report the appointment of any substitute members for the meeting.

It was noted that no substitutes had been appointed for this meeting.

(Head of Research and Democratic Services) To declare interests in any item on this agenda.

(a)            Pursuant to the Council’s Code of Member Conduct, Councillor K Wright declared a personal interest in EPF/1387/06 (Ongar and District Sports Club), by virtue of being a member of Ongar Town Council which leased the land to Ongar and District Sports Club. The Councillor had determined that his interest was prejudicial and indicated that he proposed to leave the meeting for the duration of the item.

(b)            Pursuant to the Council’s Code of Member Conduct, Councillor D Stallan declared a personal interest in EPF/1030/06 (Former North Weald Parade Ground, Merlin Way, North Weald) by virtue of being (i) the Housing Portfolio Holder, (ii) a member of North Weald Parish Council; and (iii) a governor of a local school. The member indicated that he had not taken part in any decision making process on the application and indicated that he proposed to stay in the meeting and take part in the debate on those items.

(c)            Pursuant to the Council’s Code of Member Conduct, Councillor Mrs a Grigg declared a personal interest in EPF/1030/06 (Former North Weald Parade Ground, Merlin Way, North Weald) by virtue of being a member of North Weald Parish Council. The member indicated that she had not taken part in any decision making process on the application and indicated that she proposed to stay in the meeting and take part in the debate on those items.

Section 100B(4)(b) of the Local Government Act 1972, together with paragraphs 6 and 25 of the Council Procedure Rules contained in the Constitution 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.

In accordance with Operational Standing Order 6 (non-executive bodies), any item raised by a non-member shall require the support of a member of the Committee concerned and the Chairman of that Committee.  Two weeks' notice of non-urgent items is required.

It was noted that there was no other urgent business for consideration at the meeting

(Head of Planning and Economic Development) To consider the attached report.

The Committee considered an application that had been referred by Area Plans Sub-Committee C with the recommendation that outline planning permission be granted for the demolition of agricultural/industrial complex and the erection of 6 new dwellings and 1 replacement dwelling at High House Farm, Stapleford Road, Stapleford Abbotts.

The Committee noted that the main issue in determining the application concerned whether very special circumstances existed in this case, which should allow an exception to be made to Green Belt policy.

When considering this submission, the Area Plans Sub Committee had agreed with the Planning Officers report that very special circumstances existed in this case as it was proposed to:

(i)            Remove 2,408 square metres of former agriculture buildings in disrepair and larger area of hardstanding with an 18 year history of industrial use;

(ii)        To repair and regrade land built up from unauthorised tipping over the years;

(iii)       To introduce new and improved footpath routes at the site;

(iv)       To gift 1.5 hectares of the applicants land to the Parish Council for use as a future possible village green;

(v)        The erection on the site of a Parish Room and car park for the local Parish Council; and

(vi)       A financial contribution of £100,000 to affordable housing needs in the area.

The Committee noted that should they be minded to grant planning permission, it would be subject to planning conditions and would need to be referred to the Government Office for the East of England because it represented a departure from the Local Plan in allowing residential development in the Green Belt.

The Committee viewed the proposed development plans and heard representation from the local Parish Council.

The Committee agreed that the proposed development was of good design as illustrated in the outlined plans. They also agreed that the package of benefits along with the reduction in built floor space and improvements to the landscape represented very special circumstances in this case sufficient to outweigh the principle of inappropriate development in the Green Belt.

The Committee asked that Area Planning Subcommittee C be asked to consider the detailed application when submitted rather this being dealt with under delegated powers by officers.

              RESOLVED:

              That outline planning application EPF/1374/06 – High House Farm, Stapleford Road, Stapleford Abbotts be granted subject to:

              (a)          The conditions listed below; and

              (b)          Area Planning Subcommittee ‘C’ being asked to consider the detailed planning application, when received.

              Planning Conditions:

(1)          Application for the approval of details reserved by this permission must be made not later than the expiration of three years from the date of this notice.  The development hereby permitted must be begun not later than the expiration of two years from the date of the final approval of the details reserved by this permission or, in the case of approval on different dates, the final approval of the last matter approved.

(2)          The development hereby permitted shall only be carried out in accordance with detailed plans and particulars, which shall have previously been submitted to  ...  view the full minutes text for item 19.

(Head of Planning and Economic Development) To consider the attached report referred by Area Planning Subcommittee B.

The Committee considered a reserved matters application for the development of the Former Parade Ground site at Merlin Way, North Weald. The application sought the approval of a total of 141 units of mixed type on the site comprising one, two, three and four bedroomed houses and apartments together with associated roads, parking, ancillary buildings and landscaped areas.

The committee noted that the proposed mix of heights of building proposed and that the site layout and density of the development that was higher than indicated at outline stage. It was also noted that as part of the outline scheme the issues of the access road, education contributions and affordable housing had already been agreed and subject to a section 106 agreement.

The committee viewed the proposed plans of the development and heard representation from an objector, the parish council and the applicant.

The members of the committee expressed their concerns that the proposed levels of development were far too dense for the site and excessive and inappropriate for the location next to residential areas of North Weald. Additionally the proposed height of some of the flat buildings (3 and 4 story elements) was excessive and immediately adjoining existing two storey residential houses. The terraced effect created gave the proposal a cramped urban appearance. Additionally it was considered that the density proposed meant that there was insufficient open space and was therefore contrary to local plan policies.. The overall view of members was that the application was an over development of the site and was out of character with its surroundings.

They determined that the application should be refused for those reasons.

            RESOLVED:

            That planning application EPF/1030/06 at the Former Parade Gound, Merlin Way, North Weald be refused for the following reasons:

(1)            The proposals represent overdevelopment of the site at a density considered to be excessive and inappropriate for this location, incompatible with the adjacent residential area and resulting in a development that is out of context with its surroundings and with inadequate private and public open amenity space and landscaping, and is thus contrary to policies BE1 and H4 of the adopted Replacement Structure Plan and policies H3A, DBE1, DBE7, DBE8 and LL11 of the adopted Local Plan; and

(2)            The proposed development, by reason of: (i) the scale, location, bulk and appearance of the flatted accommodation particularly at the northern edge of the site, (ii) an inadequate variety of different street forms and (iii) a failure to adequately relate built form to the spaces between them, results in a bland, unattractive and character-less environment and is thereby contrary to policy H4 of the adopted Replacement Structure Plan and policies DBE1, DBE3 and DBE5 of the adopted Local Plan.

(Head of Planning and Economic Development) At the meeting of Area Planning Subcommittee C on 30 August 2006 this application wasreferred to the District Development Control Committee for determination. This was due to declarations of prejudicial interest made by members at that meeting making the Subcommittee inquorate for that item.

The report is reproduced herewith for determination.

The Committee considered an application for the extension of the Ongar and District Sports Club to provide shower facilities at the club. The application had been referred to the Committee, as Area Planning Subcommittee ‘C’ had been inquorate due to declarations of interest made by members of that Subcommittee at a meeting on 30 August 2006.

The Committee considered the proposed plans of the extension and a letter of objection made by a neighbour and a representation made by Ongar Town Council.

The Committee considered that the application should be granted subject to conditions.

RESOLVED:

That planning application EPF/1387/06 for the extension of Ongar and District Sports Club be approved 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 the permission notice; and

(2)          Materials to be used for the external finishes of the proposed extension, shall match those of the existing building.

(Head of Planning and Economic Development) To consider the attached report.

The Committee received a presentation by Officers of the County Council on the proposed Urban Place Supplement (UPS) which was intended to provide guidance that would help deliver a consistently higher standard of environmentally and contextually sensitive design within Essex. 

The UPS had been initiated by Essex County Council because of concern that higher density urban developments in the county were not creating places that presented an attractive public realm and were often out of context with their surroundings. 

In addition, there was recognition that sustainability issues in development needed to be addressed.  The growth proposed for Essex in coming years meant that it was vital to grasp the opportunity to raise standards so that growth could be harnessed to enhance the County.  Although the UPS was particularly applicable to higher density, modern urban developments, some aspects of it would be applicable to all new developments.

The Committee noted that due to the current position of the East of England Plan it would be some time before the Council’s design policies were reviewed (and updated as necessary).  It was therefore appropriate that the Council continued to use the Essex Design Guide and its proposed Supplement to guide urban design policy decisions in the short term.  The Urban Place Supplement would be used as a Supplementary Planning Document once confirmed in line with regulation and would also help to ensure that suitable design principles were implemented if large-scale development was required as a result of the final version of the East of England Plan.

The proposed UPS was structured around the three main themes of ‘Building in Context’, ‘Design Quality’ and ‘Sustainable Development and supplemented policies DBE1, DBE3, DBE4, DBE5 and DBE6 of the 1998 Epping Forest District Local Plan. The committee received a presentation that included examples of good design based around these three main principles.

A technical working group had now produced a draft supplement through a process of collaboration through a series of workshops run as part of the Essex Design Initiative (EDI) following which a wide-ranging technical consultation had been undertaken.

This consultation had informed the second draft of the Urban Place Supplement which was now being consulted upon.

Public consultation on the draft would be carried out in Epping Forest District for a six-week period during October and November 2006. 

All responses would be returned directly to Essex County Council and, it was proposed that an Assessment Board would consider consultation responses, both for the Urban Place Supplement and the Sustainability Appraisal.  This Board would comprise representatives of both County and District Councils who, together with the Sustainability Appraisal adviser, would examine responses received from all sources and decide on what, if any, changes should be made to the draft UPS document.

Members sought answers to the following questions:

(a)        What would be the economic consequences of introducing this supplement? It was noted that Officers at the County were drawing up scenarios that would look at the cost of future development.

(b)        How did the Council  ...  view the full minutes text for item 22.

(Head of Planning Services) To consider the attached report.

The Committee received a report updating members on the status of a number of Article 4 Directions restricting the normal operation of permitted development rights at a number of sites in the district.

Following a Development Committee meeting on 18 July 1996 it had been decided that the Article 4 Directions on the following properties could be cancelled:

Members noted that these cancellations had now all been completed except for the site at Waltham Road. After investigation it was discovered that the Article 4 Direction for the site at Waltham Road had never been confirmed. It did not appear on the Local Land Charges register and there were no sealed copies in the files. Since this Direction was never confirmed, it no longer existed and revocation (cancellation) was not required.

Other Article 4 directions would continue in force, as they were still required.

RESOLVED:

(1)          That the progress made in respect of the cancellation of certain Article 4 directions be noted; and

(2)          That the position in respect of one particular Article 4 Direction (O.E. 6977, Waltham Road, Bumbles Green, Nazeing), be noted

(Head of Planning Services) To consider the attached report.

The Committee considered a report that dealt with recommended changes to the terms of reference of the Committee and the Area Plans Sub-Committees in relation to those applications submitted by members or family or other associates.  It also recommended changes to the delegated authorities exercised by the Head of Planning and Economic Development in two instances.

Members expressed concerns that the proposed changes to the current arrangements would prove impractical to implement as the definitions proposed were not well defined and open to different interpretation.

The Committee agreed that in their current form the proposals should not be submitted to Council for adoption.

RESOLVED:

(1)          That proposals for changes to the terms of reference of both the Area Planning Subcommittees and this committee in relation to applications made by a Councillor or officer or former Councillor or former officer (or their close friends, partners, business associates including relatives) not be submitted to Council for approval;

(2)          That in light of (1) above proposals for the amendment of Delegated Authority P4 (Planning Applications) (pages D38-9 of the Constitution) are not recommended to council for approval.