Agenda and minutes

Area Planning Sub-Committee West - Wednesday 18th May 2022 7.00 pm

Venue: Council Chamber - Civic Offices. View directions

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No. Item


Webcasting Introduction

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


2.         The Chairman 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 such third parties).


If you are seated in the lower public seating area 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 you should move to the upper public gallery.”

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The Chairman made a short address to remind all present that the meeting would be broadcast on the Internet, and that the Council had adopted a protocol for the webcasting of its meetings. The Sub-Committee noted the Council’s Protocol for Webcasting of Council and Other Meetings.



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The Chairman welcomed members of the public to the meeting and outlined the procedures and arrangements agreed by the Council, to enable persons to address the Sub-Committee in relation to the determination of applications for planning permission.


Declarations of Interest

To declare interests in any item on this agenda.

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a)    Pursuant to the Council’s Code of Member Conduct, Councillor S Heather declared a non-pecuniary interest in the following item of the agenda by virtue of being a member of the Lea Valley Regional Park Authority. The Councillor had determined that he would remain in the meeting for the consideration of the application and voting thereon:


·         EPF/2425/21 – Sedge Gate Nursery, Sedge Green, Nazeing EN9 2PA



Minutes pdf icon PDF 179 KB

To confirm the minutes of the last meeting of the Sub-Committee held on 13 April 2022.

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That the minutes of the Sub-Committee held on 13 April 2022 be taken as read and signed by the Chairman as a correct record.


Any Other Business

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.

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It was reported that there was no urgent business for consideration at the meeting.


Epping Forest District Council Planning Policy Briefing Note (October 2021)

This briefing note, dated October 2021, 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 ("LPSV"), which was published on 18 December 2017 and the Main Modifications to the LPSV published for consultation between 15 July and 23 September 2021. The primary purpose of this note is to inform the development management process and to assist Development Management officers, Councillors, applicants, and planning agents. Other Council officers involved in the development management process may also find the note helpful (e.g., Housing, Contaminated Land, Landscaping etc).


The Planning Policy Briefing Note (October 2021) is available at:

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It was noted that the Epping Forest District Local Plan Submission Version Planning Policy Briefing note was available at:


Site Visits

To identify and agree requirements for formal site visits to be held with regard to any planning application listed in this agenda, prior to consideration of the application.

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A site visit had been carried out by the Sub-Committee on the 17 May 2022.


Planning Application - EPF/2425/21 Sedge Gate Nursery, Sedge Green, Nazeing, Waltham Abbey EN9 2PA pdf icon PDF 402 KB

To consider the attached report for a Change of use from horticultural use to 14 warehouse units.

Additional documents:







Sedge Gate Nursery

Sedge Green


Waltham Abbey







Lower Nazeing




Change of use from horticultural use to 14 warehouse units.



Refuse Permission


Click on the link below to view related plans and documents for this case:





The National Planning Policy Framework establishes that substantial weight should be given to any harm to the Green Belt. The proposal is considered to constitute inappropriate development in the Green Belt that would be harmful to its open character and visual amenity.  In addition, the scale height, bulk and activities associated with such a development would result in a visually more conspicuous,  prominent and intrusive  impact on the rural character of the Green Belt.   Whilst there are considered benefits to the proposed development they cannot be justified in terms of 'very special circumstances' that would outweigh the harm identified and is contrary to policy DBE1, GB7A and GB2A of the adopted Local Plan and Alterations (2006-2008), and with policy DM4 of the Epping Forest Local Plan (Submission Version), 2017 and with the Green Belt objectives of the NPPF, 2021.




The development by reason of its design, scale, height, activities and siting would cause significant demonstrable harm to neighbour's amenity in the form of noise and disturbance and also a loss of light, intrusive and overbearing impact, to Sedge Gate House.   Such substantial harm to the living conditions of the adjoining properties is contrary to policy DBE9 of the adopted Local Plan and Alterations (1998-2006), policy DM9 of the Submission Version, 2017 and with the core objective of the National Planning Policy Framework that seeks to secure a good standard of amenity for all existing  occupiers.




Way forward – reduce the height and scale of the buildings, move them away with the boundary of Sedge Gate House and introduce a landscape boundary