Agenda and minutes

1. This virtual meeting is to be webcast. Members are reminded of the need to unmute 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).

Please could I also remind Members of the Public who have registered to speak that they will be admitted to the meeting at the appropriate time.

Please also be aware that if technical difficulties interrupt the meeting that cannot be overcome, I may need to adjourn the meeting.”

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.

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. The Chairman advised the Sub-Committee that he would be a voting chairman and although the Vice-Chairman was absent for this meeting, he would not require an alternative Vice-Chairman to be nominated.

To confirm the minutes of the last meeting of the Sub-Committee held on 12 August 2020.

            RESOLVED:

That the minutes of the meeting of the Sub-Committee held on 12 August 2020 be taken as read and signed by the Chairman as a correct record.

To declare interests in any item on this agenda.

(a)       Pursuant to the Council’s Members’ Code of Conduct, Councillor M Sartin declared a non-pecuniary interest in the following item of the agenda by virtue of being the Council’s representative on the Lee Valley Regional Park Authority. The Councillor had determined that she would remain in the meeting for the consideration of the application and voting thereon:

•      EPF1206/20 – Unit 7 St Leonard's Farm, St Leonard's Road, Nazeing EN9 2HG

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

•      EPF1206/20 – Unit 7 St Leonard's Farm, St Leonard's Road, Nazeing EN9 2HG

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

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

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

Members are reminded that for the duration of the coronavirus pandemic, as decided at the Group Leaders’ Meeting of 24 June 2020, no member site visits will be conducted.

Therefore, any planning application deferred for a site visit at an Area Planning Sub-Committee will be automatically referred to the District Development Management Committee for determination.

There were no formal site visits requested by the Sub-Committee.

To consider the attached report for a change of use of the office and double garage within Unit 7 from agricultural use to an independent office (Class B1a) and storage (Class B8) and installation of a 1.8m high timber fence panel.

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

http://planpub.eppingforestdc.gov.uk/NIM.websearch/ExternalEntryPoint.aspx?SEARCH_TYPE=1&DOC_CLASS_CODE=PL&FOLDER1_REF=637776

REASONS FOR REFUSAL

After careful deliberation the Committee voted unanimously to refuse the application (contrary to the recommendation to approve) due to its inappropriateness in relation to its setting and impact on the character and appearance of the adjoining residential dwellings.

The Committee also considered that the proposed first floor office accommodation, by reason of the elevated entrance directly adjacent to the side boundary of the adjoining residential dwelling of Ash Cottage resulted in an unacceptable loss of privacy and overlooking, and to a lesser extent occupiers of the adjacent Chestnut Cottage to the detriment of their amenity,  contrary to policy CP2, GB8A, DBE2 and DBE9 of the adopted Local Plan and Alterations (1998 -2006), policy DM4 and DM9 of the Submission Version of the Local Plan, (2017) and the aims and objectives of the National Planning Policy Framework, 2019 to secure a good standard of amenity for all existing and future occupiers.

A way forward was proposed by Members to change the entrance to the building to the north flank through the existing site and close the existing garage up.