Agenda and minutes

“I would like to remind everyone that this meeting will be filmed live or recorded, and uploaded to the internet and will be capable of repeated viewing.

Therefore, by participating in this meeting, you are consenting to being filmed and to the possible use of those images and sound recordings.

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Members and public speakers are reminded to activate their microphones before speaking and turn them off when they have finished.”

The Chairman made a short address to remind all present that the meeting would be broadcast on the intenet, and that the Council had adopted a protocol for the webcasting of its meetings.

To report the appointment of any substitute members for the meeting.

The following substitutions were noted:

·       Councillor Matthews had been appointed or Councillor Williamson, and

·       Councillor Lion had been appointed for Councillor Dadd, and

·       Councillor Morgan had been appointed for Councillor Jones on three of the items where she is the ward councillor

To declare interests in any item on the agenda.

a)    Pursuant to the Council’s Members’ Code of Conduct, Councillor Kauffman declared a non-pecuniary interest in the following item of the agenda and that he would leave the chamber for the duration of the discussion.

·       EPF/0931/24 - LAND NEAR ABRIDGE ROAD (REAR OF MONKS HALL), ABRIDGE ROAD, THEYDON BOIS, EPPING, CM16 7NN

To confirm the minutes of the meeting of the Committee held on 23 October 2024.

RESOLVED:

That the minutes of Planning Committee B held on 23 October 2024 be taken as read and signed by the Chairman as a correct record.

To consider the attached report for the proposed consolidation of storage and operational facilities at Stapleford Abbotts Golf Club in a form of a new storage unit.

The Chairman made an announcement that this item would be referred back to officers to determine under delegated powers since the Parish Council was the only objector and had not registered to speak at the meeting so the committee would not be determining the application.

To consider the attached report for the retention and refurbishment of existing pub, together with supporting redevelopment of the surplus car park to provide three houses and ancillary development.

Members of the Committee received a presentation from the Planning Officer and representations from the applicant’s agent. Councillor C Whitbread spoke on behalf of Councillor H Whitbread, who had called-in this application but had been unable to attend the meeting. The Committee discussed the planning merits of the application but determined that very special circumstances existed that outweighed any planning harm from the development of three houses on designated Green Belt land. The Committee voted against the officer recommendation to refuse the application. Reasons for approval of the application were proposed, seconded, and voted for by the Committee.

Members were satisfied that the development of three houses would generate the necessary funding to refurbish the public house and bring it back to community use. However, they concluded that it would be necessary to ensure that suitable clauses were included within a legal agreement to secure the refurbishment and opening/operation of the public house prior to any occupation of the dwellings hereby approved to ensure that the community facility was provided and retained.

The Committee thereby approved planning consent, with delegation to planning officers to impose relevant conditions and a S106 Legal Agreement.

RESOLVED:

The Committee voted to APPROVE the application with conditions (Subject to S106 Legal Agreement).

To consider the attached report for the demolition of existing dwelling and replacement dwelling with outbuilding.

The Chairman, Councillor Jones announced that Ward Councillor Amos and herself and could not determine the following two applications and that Councillor Morgan would be substituting for Councillor Jones as detailed in the “Substitute Members” in the Minutes, and that no substitute had been appointed for Councillor Amos.

Councillor Matthews was proposed, seconded and agreed as Chairman for the remainder of the meeting as Councillor Jones had stepped down for the last two items.

Members of the Committee received a presentation from the Planning Officer and representations from the Parish Council, applicant’s agent and Ward councillors Jones and Amos. Members discussed the proposal and a motion was put forwarded and agreed to add to the suggested landscaping condition to ensure suitable replacement of existing landscaping, along with an additional condition removing all permitted development rights. The amended/additional conditions therefore read as follows:

Prior to any above ground works, full details of both hard and soft landscape works (including tree planting) and implementation programme (linked to the development schedule) shall be submitted to and approved in writing by the Local Planning Authority. All hard and soft landscape works shall be carried out in accordance with the approved details. The works shall be carried out prior to the occupation of the building or completion of the development, whichever is the sooner. The hard landscaping details shall include, as appropriate, and in addition to details of existing features to be retained: proposed finished levels or contours; means of enclosure; car parking layouts; other minor artefacts and structures, including signs and lighting and functional services above and below ground. The details of soft landscape works shall include plans for planting or establishment by any means and full written specifications and schedules of plants, including species, plant sizes and proposed numbers /densities where appropriate. If within a period of five years from the date of the planting or establishment of any tree or shrub; any tree, shrub, or established hedge, or any subsequent replacement, is removed, uprooted or destroyed or dies or becomes seriously damaged or defective another tree, shrub, or hedge of the same species and size as that originally planted shall be planted at the same place.

And,

Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (as amended) (or any other order revoking and re-enacting that order) no development permitted by virtue of Part 1 to schedule 2 shall be undertaken, without the prior written agreement of the Local Planning Authority.

RESOLVED:

The Committee voted to APPROVE the application, with additional conditions.

To consider the attached report for the erection of padel and tennis courts and ancillary clubhouse building (Class F2 use) with associated landscaping, car and cycle parking and refuse storage.

The nominated Chairman, Councillor Matthews announced that Ward Councillors Jones and Amos could not determine this application. Councillor Morgan would be substituting for Councillor Jones and that no substitutes had been nominated for Councillor Amos as detailed in the “Substitute Members” in the Minutes.

The committee agreed that Councillor Matthews would remain as Chairman for this item and Councillor Morgan was proposed, seconded and agreed as Vice Chairman.

Members of the Committee received a presentation from the Planning Officer and representations from the Parish Council, the applicant’s agent and Ward Councillors Jones and Amos.The Committee discussed the planning merits of the application. The Committee voted against the officer recommendation to approve the application, reasons for refusal of the application were proposed, seconded, and voted for by the committee.

‘The proposed clubhouse along with the padel/tennis courts fencing and associated works, by reason of their scale, form and massing fails to preserve the openness of the Green Belt. For this reason, the proposal is inappropriate development within the Green Belt, which is by definition, harmful to the Green Belt. No very special circumstances exist to clearly outweigh all identified harm. Therefore, the proposal is contrary to Policy DM4 of the adopted Local Plan 2023 and Section 13 of the NPPF 2023.

The site is on a prominent, and highly visible position within the surrounding countryside. It is open to views from the north, northeast and northwest due to its elevated position (PRoW 4, PRoW 5; and from the Great Gregories Open Space/Epping Forest Buffer Land) When currently viewing the field from these vantage points within the landscape, it sits comfortably within the undulating countryside. The proposal would create a permanent change to the current land, by introducing a building, hard standing for the courts, car parking, and a 3-4 metre high fencing around the courts resulting in encroachment of the built form within this rural open landscape. Consequently, the proposal would have a detrimental impact on the landscape failing to preserve the rural character and visual amenity of this important landscape, contrary to Policy DM3 of the adopted Local Plan and the NPPF.

The mitigation measures required to ensure there is no adverse impact on the integrity of the Epping Forest Special Area of Conservation has not been secured, contrary to Policy DM2 of the adopted Local Plan 2023, the Habitats Regulations 2017 and the NPPF.’

RESOLVED:

The Committee voted to REFUSE the application.