Agenda item

APPLICATION No:

EPF/1182/18

SITE ADDRESS:

Land west of Froghall Lane

Chigwell

Essex

PARISH:

Chigwell

WARD:

Grange Hill

DESCRIPTION OF PROPOSAL:

Hybrid application requesting full planning permission for an assisted living development comprising of apartments and integrated communal and support facilities; landscaped residents' gardens; staff areas; refuse storage; construction of a new site access; a sustainable urban drainage system; a new sub-station and associated infrastructure and services, and outline planning permission for a 0.45 hectare extension of the cemetery

DECISION:

Refused

1

The proposal would constitute inappropriate development in the Green Belt. Inappropriate development is, by definition, harmful to the Green Belt. In addition, the proposal would cause significant additional harm to the openness of the Green Belt and conflict with its fundamental purpose of keeping land permanently open. The very special circumstances advanced by the applicant do not clearly outweigh the identified harms to the Green Belt and the other harms identified from the proposal. Therefore, the development is contrary to the guidance contained within the National Planning Policy Framework, policies GB2A and GB7A of the Adopted Local Plan, with policy DM4 of the Epping Forest Local Plan (Submission Version) 2017 and the Green Belt objectives of the National Planning Policy Framework 2021.

2

The proposal fails to provide sufficient financial contributions towards off-site affordable housing needs as required by policy H2 of the Epping Forest Local Plan (Submission Version) 2017. The scheme’s viability demonstrates that there remains significant scope for an increased financial contribution to be secured towards the affordable housing needs of the District. The proposal is therefore contrary to policy H2 of the Epping Forest Local Plan (Submission Version) 2017 and with the objectives of the National Planning Policy Framework 2021.

3

The proposal, due to the inadequate on-site provision made for parking, is likely to lead to increased demand for parking in the surrounding roads which in turn undermines the principle of seeking to discourage on-street parking in the locality. It is therefore contrary to chapter 4 of the NPPF and policy ST6 of the Epping Forest District Local Plan and alterations including the Essex Parking Standards (2009) for a development of this nature.

4

The application has not robustly demonstrated that the proposals will not cause adverse harm to the integrity of the Epping Forest Special Area of Conservation. There are also no alternative solutions or imperative reasons of overriding public interest why the development should be permitted. Accordingly, the development is contrary to policies CP1 and CP6 of the Adopted Local Plan and Alterations, policies DM2 and DM22 of the Epping Forest Local Plan (Submission Version) 2017 and with the requirements of the National Planning Policy Framework 2021.

5

In the absence of a completed S106 Agreement, the Council is unable to secure relevant financial contributions relating to local healthcare provision; sustainable transport measures and air pollution mitigations in lieu of the Epping Forest Special Area of Conservation; and non-financial obligations relating to the delivery and future operation of the proposed specialist housing use which in combination are required to make the development acceptable in all respects. Failure to secure the aforementioned planning obligations is contrary to policy I1A of the Adopted Local Plan, policies D1, T1, H2, DM2 and DM22 of the Epping Forest Local Plan (Submission Version) 2017, with the requirements of the National Planning Policy Framework (2021).