Agenda item

(Development Management Service Manager) To consider the attached report.

The Planning Officer, M Rahman, presented a report for revisions to a rear building on the site, previously approved under planning application EPF/2600/14, to include a penthouse as allowed under appeal as well as internal and external alterations.

M Rahman reported that this application had been considered by Area Planning Sub-Committee South at its meeting on 1 July 2020, with an Officer recommendation to grant permission. The Sub-Committee had granted permission with the addition of an extra condition to erect privacy screens no less than 1.65m high to prevent any harmful overlooking to the properties on Station Road from the Roof Terrace, and a modification to condition 6 to ensure that the windows met the relevant British Standard. This application was before the Committee following a minority reference as a result of a discrepancy in counting the votes at the meeting on 1 July 2020, and was recommended for approval with the new and amended conditions.

M Rahman reminded the Committee that the site was to the rear of 165 High Road, within the built-up area of Loughton. It was not within the Metropolitan Green Belt, nor was it listed. The site had planning permission for a six-storey development of 14 flats, which had been implemented, and the skeletal frame of this development was being erected. The proposal sought to amalgamate the previously approved scheme (EPF/3176/18) and the recent permission for a penthouse allowed under appeal (EPF/3302/18) along with the internal and external alterations. The main issues for consideration in this instance were: the impact on the character and appearance of the locality; and the impact to the living conditions of the neighbouring properties.

M Rahman informed the Committee that Planning Officers had concluded the proposed materials and external finishes were acceptable, and that there would be no further impact on the character and appearance of the locality. In addition, the proposed amendments would have no material impact on the amenities of neighbouring occupiers and would provide an acceptable standard of accommodation for future occupiers of the flats therein. As the application did not increase the number of dwelling units than that previously approved, there would be no additional impact on the Special Area of Conservation within the Epping Forest, in terms of recreational pressure and air quality.

The Committee noted the summary of representations received for this application, including four letters of objection from neighbouring properties, objections from the Loughton Town Council and the Loughton Residents Association Plans Group, and no objection from the Essex Fire & Rescue Service. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

Cllr C C Pond opined that he considered the building to be ugly and intrusive, but it had already been approved by the Planning Inspector. The Councillor welcomed the inclusion of an informative in the decision notice to alert prospective residents of the location of the two flues for 165a and 167 High Road, being in close proximity to the flats, and that they might cause some noise and odour disturbance.

Cllr J Philip felt that the privacy screens at 1.65m would be reasonable and necessary, and supported the recommendation of the Sub-Committee. Cllr S Heap felt that there was now no reason not to allow this scheme to proceed.

Decision:

(1)        That permission for planning application EPF/0542/20 at the rear of 165 High Road in Loughton be granted, 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…The development hereby permitted will be completed and retained strictly in accordance with the approved drawings numbers: 2K19/1/HRL/PL02, 2K19/1/HRL/PL03, 2K19/1/HRL/PL04, 2K19/1/HRL/PL05, 2K19/1/HRL/PL06, 2K19/1/HRL/PL07, 2K19/1/HRL/PL08, 2K19/1/HRL/PL09, 2K19/1/HRL/PL10, 2K19/1/HRL/PL11 and 2K19/1/HRL/PL12.

3…Materials to be used for the external finishes of the proposed development shall match those stated on the approved plans, unless otherwise agreed in writing by the Local Planning Authority.

4…All construction/demolition works and ancillary operations, including vehicle movement on site which are audible at the boundary of noise sensitive premises, shall only take place between the hours of 07.30 to 18.30 Monday to Friday and 08.00 to 13.00 hours on Saturday, and at no time during Sundays and Public/Bank Holidays unless otherwise agreed in writing by the Local Planning Authority.

5…Prior to the first occupation of the development, the Developer shall be responsible for the provision, implementation and distribution of a Residential Travel Information Pack for sustainable transport, as approved by the local planning authority, to include six one day travel vouchers for use with the relevant local public transport operator. These packs (including tickets) are to be provided by the Developer to each flat free of charge.

6…The window opening(s) serving the flats (Habitable rooms) in the side elevation facing the rear of No's 167 & 169 shall be non-openable and meet the British Standard BS 8233: 2014 - Guidance on Sound Insulation and Noise Reduction for buildings - Code of practice (or such other standard which may supersede it from time to time) and shall be permanently retained in that condition in perpetuity.

7…The commercial units shall not be open to customers / members outside the hours of 8am to 6pm on Monday to Saturday and 10am to 5pm on Sundays and Bank Holidays.

            8…Prior to the first occupation of the development, details of a privacy screens             to the roof terraces of no lower than 1.65 metres high shall have been submitted             to and approved in writing by the Local Planning Authority. The development             shall be implemented before occupation in accordance with the approved             details and so retained.