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 such 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 and Public Speakers 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 that the Council had adopted a protocol for the webcasting of its meetings.

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, in relation to 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.

(Director of Governance) To report the appointment of any substitute members for the meeting.

The Committee noted the following substitutions for this meeting:

(i)         Cllr Philip for Cllr Jones;

(ii)        Cllr Wixley for Cllr Kauffman;

(iii)       Cllr Chana for Cllr Knight; and

(iv)       Cllr S Kane for Cllr Sandler.

In the absence of the Chairman, who had tended his apologies for the meeting, the Vice-Chairman had taken over the Chairmanship of the meeting, and invited nominations for the role of Vice-Chairman.

Resolved:

(1)        That Councillor A Boyce be elected Vice-Chairman for the duration of the meeting.

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

(a)        Pursuant to the Council’s Member Code of Conduct, Cllr H Brady declared a personal interest in the following item on the agenda, by virtue of being acquainted with the Applicant some years ago. The Councillor had determined that her interest was not pecuniary and would remain in the meeting for the consideration of the application and voting thereon:

·                  EPF/1891/15   The Paddock, Grove Lane, Chigwell.

(b)        Pursuant to the Council’s Member Code of Conduct, Cllr J Knapman declared a personal interest in the following item on the agenda, by virtue of having been significantly involved in the process for the determination of this application. The Councillor had determined that his interest was not pecuniary and would remain in the meeting for the consideration of the application and voting thereon:

·                  EPF/2701/15   Land at Brownings Farmhouse, Gravel Lane, Chigwell.

(c)        Pursuant to the Council’s Member Code of Conduct, Cllr J Philip declared a personal interest in the following item of the agenda, by virtue of the Applicant being known to him. The Councillor had determined that this interest was not pecuniary and would remain in the meeting for the consideration of the application and voting thereon:

·                  EPF/3058/15   The Drummonds, Sidney Road, Theydon Bois.

(d)        Pursuant to the Council’s Officer Code of Conduct, the Principal Planning Officer S Solon declared an interest in the following item on the agenda, by virtue of an objection to the application being raised by a family member. The Officer had determined that his interest was not pecuniary but would still leave the meeting for the consideration of the application and voting thereon:

·                  EPF/1891/15   The Paddock, Grove Lane, Chigwell.

To confirm the minutes of the last meeting of the Committee held on 2 December 2015.

Resolved:

(1)        That the minutes of the meeting held on 2 December 2015 be taken as read and signed by the Chairman as a correct record, subject to further clarification of the comments made by Cllr J Whitehouse in respect of minute item 43, EPF/1531/15 Garages Court North of 52 Stewards Green Road, Epping.

As Cllrs C C Pond and R Jennings, both of whom represented wards in Loughton, had tended their apologies for lateness, due to inclement traffic congestion, it was proposed that the item concerning Pyrles Lane Nursery be deferred until after their arrival.

Resolved:

(1)        That agenda item 7 – EPF/2254/15 Pyrles Lane Nursery, Loughton – be deferred until after the arrival of Cllrs C C Pond and R Jennings.

(Director of Governance) To consider the attached report for the demolition of the existing stables & warehouse, and the erection of 8 dwelling houses & associated landscaping (DEV-018-2015/16).

The Senior Planning Officer presented a report on the demolition of an existing stables and warehouse, and the erection of eight dwelling houses and associated landscaping at The Paddock, Grove Lane in Chigwell.

The Senior Planning Officer informed the Committee that this application had been considered by Area Planning Sub-Committee South on 3 February 2015, where it was refused in line with the Officer recommendation. Subsequently, four Members of the Sub-Committee stood to refer this application to this Committee for a final decision, under the Minority Reference rules within the Constitution.

The Senior Planning Officer stated that Grove Lane consisted of linear residential development with a Grade II Listed Building at the head of the road next to the application site, with an approximate 10 metre separation. The application site was currently an equestrian stables with low intensity use, and contained a number of low height equestrian buildings, hardstanding and equestrian facilities. The proposal sought permission for the demolition of the existing structures on the site and the erection of eight dwellings, an access road with parking and associated landscaping. The dwellings would form a linear development with the access road to the front and 23 parking spaces on the opposite side of the road. Four of the dwellings would be detached properties with four or five bedrooms, whilst the remaining four dwellings would be semi-detached properties with two bedrooms each. The site was within the metropolitan Green Belt, but it had been declared as previously developed land by a Planning Inspector at an appeal for a previous application at this site, which had been refused at Committee and dismissed at appeal.

Planning Officers had concluded that this revised application had still not overcome the previous reasons for refusal relating to impact on the Green Belt, the character of the area and the setting of the listed building. Consequently, the application was recommended for refusal.

The Committee noted the Summary of Representations received in relation to the application. There had been 16 letters of objection received, all from residents in Grove Lane. There had been three letters of support received, including from the Parish Council, and 1 qualified letter of support with concerns over the access to the open land. The Committee heard from an Objector, the Parish Council and the Applicant’s Agent before proceeding to debate the application.

Cllr J Knapman acknowledged the views of the residents, but the nearby Waterworks was considered an industrial landscape, and this site was previously developed land. The section of the development that was previously felt to be affecting the openness of the Green Belt had been revised, and this was one of only two or three brownfield sites in Chigwell suitable for development. The Member feared that this site could be commercially developed or developed without permission when the new Planning Bill became law, and that the Council had an opportunity to control the development on the site with this application.

Other Members who offered support for the application highlighted that the  ...  view the full minutes text for item 55.

(Director of Governance) To consider the attached report for the outline consent  for the demolition of the existing tree/plant Nursery and the erection of up to 36 dwellings, of which 15 will be affordable units (DEV-021-2015/16).

The Principal Planning Officer presented a report for the demolition of the existing Nursery and the erection of up to 36 dwellings, 15 of which would be affordable units, at Pyrles Lane Nursery in Loughton. This was an application for outline planning consent and was before the Committee as it was considered a ‘major’ application where the Council was the land owner.

The Principal Planning Officer stated that the application site was triangular in shape with a narrow access road onto Pyrles Lane, and was located between Pyrles Lane, Hillyfields and the Hillyfields open space recreation area. The site was approximately 1 hectare in size, and was used by the District Council as a nursery site/grounds maintenance depot with various glasshouses, portacabins and parking areas. Part of the site had been designated for allotment use but this had not happened for some time. There was a footpath adjacent to the site which linked Pyrles Lane and Hillyfields, but the site was not within the metropolitan Green Belt or a Conservation Area.

The Principal Planning Officer reported that the application was a revised proposal following the refusal of an earlier application in 2013. The application sought permission to demolish the existing nursery and depot site and erect 36 dwellings, a mixture of flats and houses, of which 15 would be affordable units. The application also included associated landscaping, parking and infrastructure. The revisions to the scheme included the provision of a wider access road, a reduction in the amount of accommodation provided, and an increase in parking spaces to 75. The maximum height of the proposed flats was 12.5 metres and 12 metres for the town houses. This was an outline application with all matters reserved, but the highways access had been detailed and the application included a revised Transport Assessment, Ecological report and Drainage report.

The Principal Planning Officer informed the Committee of some revisions to the published planning conditions. Condition 35 should read two years, not three years, for the development to commence from the date of the ecological study. In addition, there was an additional condition (36) to make the existing footpath hard surfaced along the whole length for use by residents.

Planning Officers had concluded that the reasons for refusal for the previous application on the grounds of highway safety and parking provision had been carefully addressed in this application. Consequently, it was recommended that outline planning permission be granted.

The Committee noted the summary of representations received in relation to this application. There had been 49 letters of objection received, including from Loughton Town Council and the Loughton Residents Association. The Highways Authority had no objections on policy or safety grounds to the proposed access road, and the District Council’s Building Control section had confirmed that the proposed access road was wider than the minimum recommended for the access of Fire vehicles. A number of different agencies had no objections subject to the provision of standard conditions relating to trees, drainage, contamination, ecology, infrastructure and archaeology.  ...  view the full minutes text for item 56.

(Director of Governance) To consider the attached report for the erection of a two-bedroom dwelling house (DEV-020-2015/16).

The Principal Planning Officer presented a report for the erection of a two-bedroom dwelling house on land at Brownings Farmhouse, Gravel Lane in Chigwell. This application had been considered at Area Planning Sub-Committee South on 3 February 2016, where planning permission was refused. However, four members of the Sub-Committee stood to refer the application to this Committee under the Minority Reference rules within the Constitution.

The Principal Planning Officer stated that the site contained a two-storey listed Farmhouse with a converted Barn used as a residential annexe to the main building, and was within a rural Green Belt locality. The application was concerned with the eastern section of the site which comprised the garden of the listed Farmhouse building. A Barn was located in this part of the site within significant trees that screened it from view. However, the Barn had been recently demolished without permission, and further unauthorised works had been carried out to erect a building in a similar position. The application submitted was for the extension of the Barn and its re-use as two-bedroom residential accommodation ancillary to the main farmhouse. An inspection of the site by Officers found that the construction process had already begun, which had resulted in the demolition of the Barn, and that the description of the proposed development was incorrect. Therefore, the description of the application used for this report was the more apt “erection of a two-bedroom dwelling house”.

The Principal Planning Officer added that the demolished Barn had had a floor area of 56m² whereas the proposed building would have a floor area of 275m² based on the proposal having two floors. It was also highlighted that an application for Listed Building consent was withdrawn before the application was considered by Area Planning Sub-Committee South, and Officers were of the opinion that the Barn was probably not a curtilage Listed Building. It was regrettable that the Barn had been demolished and substantial building work undertaken on the proposed replacement building without planning permission having first been obtained.

Planning Officers had concluded that the proposed development was inappropriate development in the metropolitan Green Belt, as it was substantially larger than the building it would replace and would harm the openness of the Green Belt. The footprint, height and appearance of the proposed building was also of an unacceptable design and would harm the setting of the listed Farmhouse. There had also been inadequate provision made for the retention of existing trees. Therefore, it was recommended that planning permission be refused. The ‘Way Forward’ for the Applicant would be to either re-instate the previous building on the site or construct a new single-storey building of a similar size to the demolished Barn. In addition, an arboricultural impact assessment for the existing trees on the site should also be undertaken.

The Committee noted the summary of representations received in relation to the application. There had been one letter received from the Parish Council in support of the application. The  ...  view the full minutes text for item 57.

(Director of Governance) To consider the attached report for the installation of 2-storey business units – part single & part 2-storey café – together with associated welfare facilities and parking (DEV-017-2015/16).

The Principal Planning Officer presented a report for the installation of 2-storey business units, together with associated welfare facilities and parking, at Unit 15 Oakwood Hill Industrial Estate in Loughton. This application was before the Committee as it was considered a Major planning application with the development of commercial floor space in excess of 1000m². The Council owned the freehold of the site.

The Principal Planning Officer reported that the application site was located within the Oakwood Hill Industrial Estate and included the ground floor of unit 15A. The site backed on to the London Underground railway line and was visible from Oakwood Hill as it was directly opposite the entrance road to the estate. The Estate was designated as an employment area and was not within either the metropolitan Green Belt or a Conservation Area.

The Principal Planning Officer stated that the proposal sought permission for the installation of two storey business units – part single-storey and part two-storey café – which would be formed from shipping containers creating 34 individual business incubator units. The first floor units would be accessed by an external stairway and walkway. The café would also be housed within the shipping containers with one of the containers creating a new undercroft vehicle and link the existing business units 15A and 15B at first floor level. The existing ground floor of unit 15A would serve as a communal area providing toilets, kitchen facilities, board room, waste area and a cycle store. The proposal also included 14 additional car parking spaces within the site.

The Principal Planning Officer informed the Committee Officers had concluded that, although unusual, the proposal would add to the vitality and promotion of a designated employment area and the wider District; there were no amenity issues to consider. There was an existing parking problem in the area, but a number of new parking spaces were proposed and the application was considered acceptable given the sustainable location of the site. Therefore, the application was recommended for approval.

The Committee noted the Summary of Representations. Three objections had been received, predominantly concerned with parking issues in the local area. Loughton Town Council had no objection to the revised application, and the Loughton Residents Association had withdrawn their objection following the undertaking of an additional parking survey during school term time.

Resolved:

(1)        That planning application EPF/2197/15 at Unit 15 Oakwood Hill Industrial Estate in Loughton be granted permission, subject to the following conditions:

(Director of Governance) To consider the attached report for the removal of condition 3, garage for storage of motor vehicles, for planning permission EPF/1286/91 – Two-storey side extension to form ‘granny annexe’ (DEV-019-2015/16).

The Principal Planning Officer presented a report for the removal of condition 3, garage for storage of motor vehicles, for planning permission EF/1286/91 (two-storey side extension to form ‘granny annexe’) at The Drummonds, Sidney Road in Theydon Bois. This application was before the Committee because the Applicant was a serving District Councillor.

The Principal Planning Officer reported that the application site consisted of a detached chalet style bungalow, that had previously been extended with a two-storey side extension. The site was located in a cul-de-sac and was surrounded by similar residential properties; there was a Tennis Club at the end of the cul-de-sac. The property had an ‘in-out’ driveway that was capable of accommodating at least three cars, and was outside the metropolitan Green Belt.

The Principal Planning Officer stated that the two-storey side extension had an integral single garage on the ground floor, and the proposal was to convert the garage to additional habitable space accommodation. The external door of the garage would be replaced with brickwork and a window to match that already existing. Such a proposal would normally be ‘permitted development’, but condition 3 of the planning permission to build the extension had stated that the garage should be retained for the storage of motor vehicles and not be converted into an additional room. Therefore, the application sought to remove this condition to allow the garage to be converted into a room.

The Principal Planning Officer informed the Committee Planning Officers had concluded that there was sufficient space for vehicles to park in front of the house on the driveway so as not to lead to additional on-street parking. The proposal complied with relevant planning policy and was recommended for approval.

The Committee noted the summary of representations. No comments had been received from the neighbouring properties and the Parish Council had not raised any objection.

Resolved:

(1)        That planning application EPF/3058/15 at The Drummonds, Sidney Road in Theydon Bois 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.         Materials to be used  for  the  external  finishes of the proposed                   development shall match those of the existing two-storey front bay,                  unless otherwise agreed in writing by the Local Planning Authority.

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.

Confidential Items Commencement

Paragraph 9 of the Council Procedure Rules contained in the Constitution require:

(1)        All business of the Council requiring to be transacted in the presence of the press and public to be completed by 10.00 p.m. at the latest.

(2)        At the time appointed under (1) above, the Chairman shall permit the completion of debate on any item still under consideration, and at his or her discretion, any other remaining business whereupon the Council shall proceed to exclude the public and press.

(3)        Any public business remaining to be dealt with shall be deferred until after the completion of the private part of the meeting, including items submitted for report rather than decision.

Background Papers

Paragraph 8 of the Access to Information Procedure Rules of the Constitution define 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 (as defined in Rule 10) and in respect of executive reports, the advice of any political advisor.

Inspection of background papers may be arranged by contacting the Officer responsible for the item.

The Committee noted that there was no business to be considered that necessitated the exclusion of the public and press.