Agenda item

To consider the attached report.

The Service Director (Planning Services) presented a report with regard to the proposed demolition of an existing two-storey house and garage at 1 Buttercross Lane, Epping and the construction of a three-storey block of nine flats, comprising eight two-bedroom flats and one one-bedroom flat, with associated parking and landscaping. 

Members were advised that the application had been referred to the Committee for determination as a result of a minority reference from Area Plans Sub-Committee East at its meeting on 10 October 2018, after an equal number of members had voted for and against the development proposal. The Committee noted that the recommendation of the Service Director (Planning Services) remained that planning permission should be granted for the proposed development, notwithstanding that factors in support of and against the grant of planning permission were balanced.

The Service Director (Planning Services) reported that the application site was 0.25a, with a width of 21m and a depth of 57m, located to the west of Buttercross Lane, a cul-de-sac accessed via a passage between the flank walls of buildings on the High Street within the built-up area of Epping. Members were advised that the site was currently occupied by a two-storey detached house with a maximum width of 17.6m and that the area was characterised by close-knit two-storey dwellings and flatted buildings of mixed designs and styles with narrow frontages, predominantly two-storey with tiled roofs and rendered or brick walls.  The Committee noted that the south-west of the site was screened by mature trees and hedging and backed onto a car parking area and two-storey buildings to the rear of the High Street. The Service Director (Planning Services) reported that to the immediate north of the application site was a two-storey building, with a three-storey building to the east on the opposite side of Buttercross Lane and that the site was within the Epping Conservation Area.

The Committee was advised that the proposed building would have an l-shaped footprint with its most prominent elevation facing Buttercross Lane, and that the ground and first floor would each provide three two-bedroom flats, with the second floor providing two two-bedroom flats and a single one-bedroom flat.  The Service Director (Planning Services) reported that the building accommodating the flats would have a central communal entrance door on the principal elevation and would resemble a substantial detached house of a contemporary style. Members noted that the façade of the building would be finished in red brick at ground floor level with a dentil course above ground floor lintels to separate it from the white timber cladding and jetting at first and second floor level, with a red clay roof tile. The Committee was advised that the building would have a maximum width of 16m and a maximum depth of 23.7m and that vehicular access would be achieved via a new crossover to the right of the building on Buttercross Lane. The Service Director (Planning Services) reported that nine car parking spaces, an electric vehicle charging point, bicycle storage, bin storage and an amenity space would be set to the rear of the building.

The Service Director (Planning Services) advised the Committee that the main issues for consideration in respect of the application were the principle of development, amenity considerations, the design of the scheme, highway and parking implications, and the impact of the proposal on the character and appearance of the Epping Conservation Area. The Committee was advised that the proposed development was considered acceptable, as it would make more efficient use of previously developed land and would accord with the presumption of the National Planning policy Framework in favour of sustainable development. Members noted that the proposal would complement the street scene and, subject to the imposition of appropriate conditions, would maintain the character and amenity of the conservation area. The Service Director (Planning Services) reported that a lower car parking provision was considered acceptable in the location and that no highway objections had been made to the development proposal and the Committee was advised that, subject to the imposition of appropriate mitigation measures by legal agreement, no harm to the Epping Forest Special Area of Conservation would arise from the proposed development. 

A number of members of the Committee raised concern with regard to the proposed development, particularly in relation to the dominant impact of the development on the conservation area in terms of its overall height and bulk, and the potential for increased traffic congestion in Buttercross Lane and at the junction with the High Street.

RESOLVED:

(1)       That planning application EPF/1583/18 be refused for the following reason:

The proposed building would, by reason of its excessive height, bulk and massing, harm the appearance of Buttercross Lane and be unduly overbearing in relation to the adjacent house at no.3 Buttercross Lane, as well as fail to conserve or enhance the character of this part of this conservation area, contrary policies DBE2, HC6 and HC7 of the Adopted Local Plan and Alterations 2008, Policies DM 7 and DM 9 and of the Epping Forest District Council Local Plan Submission Version 2017 and the National Planning Policy Framework (2018); and

(2)       That the following way forward be agreed in connection with the future development of the site:

The three storey building would be oppressive and therefore should be reduced by a storey in height, so that it would appear more in keeping with its surroundings, subject to an appropriate design and appearance in keeping with the character of this conservation area and street scene.