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 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 the public 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, during 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 that no substitute Members had been appointed for this meeting.

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

(a)        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 being a Member of Chigwell Parish Council and Essex County Council. 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/2899/15   Chigwell Primary School, High Road, Chigwell.

(b)        Pursuant to the Council’s Member Code of Conduct, Cllr J M Whitehouse declared a personal interest in the following item on the agenda, by virtue of being a Member of Essex County Council. 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/2899/15   Chigwell Primary School, High Road, Chigwell.

To confirm the minutes of the last meeting of the Committee held on 20 April 2016.

The Committee noted that the minutes of the last meeting, held on 20 April 2016, would be available for agreement at the next meeting of the Committee.

(Director of Governance) To consider the attached report for an Outline application for the erection of 12 x 1 bedroom accommodation units in two blocks for occupation by horticultural workers (DEV-001-2016/17).

The Assistant Director of Governance (Development Management) presented a report for an outline application for the erection of 12 x 1-bedroom accommodation units in two blocks for occupation by horticultural workers. The application was before the Committee as it was contrary to the Development Plan and was recommended for approval by Area Planning Sub-Committee West at its meeting on 13 April 2016.

The Assistant Director stated that the application site was located just off Pecks Hill, to the south east of Shottentons Farm, and within the relatively rural area of Nazeing. There was a large number of glasshouses to the north and a farm complex to the south; the site itself was an open field which had not been previously been developed. The proposal was to provide accommodation units for occupation by horticultural workers on the nearby nursery.

The Assistant Director reported that, although the recommendation of Officers had been to refuse the application, Members of Area Planning Sub-Committee West had considered that the need for such accommodation in Nazeing for horticultural workers constituted very special circumstances to outweigh the planning harm to the Green Belt that might result from the development. Members also felt that the land drainage issue identified as a reason for refusal by Officers could be overcome by planning conditions. However, Officers still considered that the Applicant had failed to demonstrate an essential need for new horticultural units to be located on a previously undeveloped site within the Green Belt.

The Committee noted that Nazeing Parish Council had offered no objection to the proposal, provided there was a condition imposed that the accommodation was reserved for nursery workers only. The Committee heard from the Applicant’s Agent before proceeding to debate the application.

Members of the Committee had sympathy for the provision of housing for key workers, and felt that only annual tenancies should be offered for the accommodation. There was some concern that this land would now become a brownfield site. In response to questions from the Committee,  the Applicant’s Agent confirmed that no children would be permitted to live in the units. The Assistant Director added that condition 3 – limiting the accommodation to persons working in the locality in agriculture or forestry - was not uncommon for farm workers’ accommodation units in the Metropolitan Green Belt. It was accepted that the condition could be difficult to enforce, although it was very unlikely that these units would become private housing in the future. It was suggested that condition 3 should be linked specifically to workers on Shottentons Farm, and this was agreed.

Decision:

(1)        That planning application EPF/0152/16 at Shottentons Farm in Pecks Lane, Nazeing be granted permission, subject to the following conditions:

1.         The development hereby permitted shall be commenced before the expiration of three years from the date of this permission or two years from the approval of the last of the reserved matters as defined in condition 2 below, whichever is the later.

2.         (a)        Details of the reserved matters set out  ...  view the full minutes text for item 6.

(Director of Governance) To consider the attached report for the conversion of 2 bed bungalow into 5 bedroom house incorporating single storey rear extension (DEV-002-2016/17).

The Assistant Director of Governance (Development Management) presented a report for the conversion of a 2-bedroom bungalow into a 5-bedroom house incorporating a single storey rear extension.

The Assistant Director explained that the application was before the Committee as it had been referred by Area Planning Sub-Committee East under the Minority Reference rules, with a recommendation to grant permission.

The Assistant Director reported that the application site was located within the urban area of Epping and contained a bungalow set in a relatively narrow plot with a deep rear garden. The surrounding dwellings were largely two storey in nature, and there was one off street parking space located to the front with a dropped kerb access. The application sought the conversion of the existing 2-bedroom bungalow into a 5-bedroom house. The proposed development would increase the height of the building from 5.7 metres to 8.6 metres, although the existing width of 8.05 metres would remain unaltered. A single storey ground floor rear extension would extend the depth of the building by 3 metres. The gabled roof design and the footprint of the proposal would match that of its neighbours and other dwellings in the immediate vicinity. The existing brick wall and garden area at the front would be removed to create an additional off street parking space.

Planning Officers had concluded that the proposal was coherent, reflected the established pattern of development in the area, and could not be considered as an overdevelopment of the site. The design was harmonious to the surrounding area and would not adversely affect the amenity of neighbours. The application complied with the National Planning Policy Framework and Local Plan policies, and was recommended for approval.

The Committee noted the summary of representations, including objections received from the Epping Society and Epping Town Council.

Decision:

(1)        That planning application EPF/0119/16 at 16 Tower Road in Epping 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.         The  development  hereby  permitted  will  be  completed strictly in               accordance with the approved drawings nos: 1883-1A, 2A, 3A, 4, 5, 6,                    7, 8, 9 Block Plan, Site Location Plan.

            3.         Materials  to  be  used  for  the  external  finishes  of  the proposed             development  shall  match  those  of  the  existing  building,  unless             otherwise agreed in writing by the Local Planning Authority.

(Director of Governance) To consider the attached report for the major refurbishment of Chigwell Primary Academy (reserved matters) and enabling residential development (outline) comprising 36 no. detached residential properties together with associated off-street parking, dedicated parking court for existing residents, garden space, new vehicular accesses from High Road (A113) and Vicarage Lane, external landscaping and associated development.

The Assistant Director of Governance (Development Management) presented a report on an application for the major refurbishment of Chigwell Primary Academy and enabling residential development. The application was before the Committee as it was defined as a “large scale major application” in guidance issued by the Department of Communities & Local Government.

The Assistant Director reported that the site comprised an area of 4.76 hectares, which included the Chigwell County Primary School and the former BI Sports Ground. The School had a mixture of single storey buildings dating from the 1930’s through to the 1960’s, as well as a number of subsequent temporary classrooms. There were three principal School buildings. All of the land within the site was within the Metropolitan Green Belt, but just outside the Chigwell Conservation Area.

The Assistant Director stated that the application sought full planning permission for works to the School, and outline permission for the enabling residential development. The works to the School included limited additional space with small extensions to the main block, alongside extensive refurbishment to all three principal School buildings to improve the facilities available to pupils. Underused grassed areas would also be removed to provide four additional on-site parking spaces. The enabling residential development comprised 32 detached five or six bedroom residential properties together with associated off street parking, a dedicated parking court for existing residents, garden space, new vehicular accesses from the High Road and Vicarage Lane, plus external landscaping and associated development.

The Assistant Director advised the Committee that Planning Officers had concluded the wider benefits of securing the improvements to the School constituted very special circumstances to support the residential development, which was contrary to Green Belt policy and was not outweighed by any harm to the openness and character of the wider Green Belt. The residential proposals represented a low density development which recognised that the site was constrained by the need to protect much of the historic landscape around its boundaries. The Highway authority was satisfied that the position and design of the access was safe and that the development would not increase vehicular activity on the local road network to an unacceptable level. Arguments for the provision of affordable housing on site were finely balanced, and Officers felt that an off site contribution was justified given the particular circumstances of this application. The Developer had offered £1.65million towards affordable housing, plus a further £600,000 towards a new connecting bus service. Consequently, the application was recommended for approval, subject to the successful completion of a Section 106 agreement detailing the appropriate level of financial contribution for affordable housing. Although, it should be noted that the application would have to be referred to the National Planning Casework Unit before the final decision could be issued.

The Committee noted the summary of representations and that objections had been received from 101 properties, of which 41 were within a 400 metre radius of the site and a further 44 were within a further 400 metres. The School  ...  view the full minutes text for item 8.

(Director of Governance) To consider the attached report for an environmental enhancement scheme embracing hydrology, conservation and access allied to an enabling development (fourteen detached houses) to ensure delivery.

The Senior Planning Officer presented a report for an environmental enhancement scheme embracing hydrology, conservation and access allied to an enabling development to ensure delivery at Abridge Golf & Country Club in Epping Lane, Stapleford Tawney. The application was before the Committee as it constituted a “large scale major development” as defined within guidance published by the Department of Communities and Local Government.

The Senior Planning Officer reported that the site was a Golf & Country Club with an area of 100 hectares. The site was bounded on the north by the M25 motorway, and adjoined the curtilage of Skinners Farmhouse – a listed building. The site was within the Metropolitan Green Belt, and sloped down from north to south. Beyond the southern boundary of the site, the slope was shallower towards the River Roding, and Brookhouse Brook (a tributary of the River Roding) adjoined the western boundary.

The Senior Planning Officer stated that there were two elements to the proposal: engineering operations to improve drainage; and the erection of fourteen houses. The engineering operations would create 16 lakes and ponds which would act as reservoirs. The water collected would then be used for irrigation purposes on the site during the summer months. No spoil would be taken off site, and the excavations would be accompanied by ground re-modelling works elsewhere on the site. An all-weather buggy track would also be created, as well as two new toilets for use by people with disabilities. Fourteen four-bedroom two-storey houses of three different design types would be constructed near the existing vehicular access to the clubhouse. The construction of these houses would be necessary to fund the engineering works.

The Senior Planning Officer advised the Committee that Planning Officers had concluded the erection of fourteen houses in the Metropolitan Green Belt was fundamentally contrary to policy. The benefits of the engineering operations were not sufficient to overcome the inappropriateness of new housing in the Green Belt, which would cause obvious harm to the openness, rural character and appearance of the locality. Therefore, refusal of planning permission had been recommended.

The Committee noted the summary of representations and that 135 letters of support had been received, albeit of a pro forma nature. Both Theydon Mount Parish Council and Theydon Bois Action Group had strongly objected to the proposals. The Committee heard from the Applicant’s Agent, who offered the Council a Section 106 Legal Agreement in connection with the proposal, before proceeding to debate the application.

In response to questions from the Committee, the Senior Planning Officer stated that the Council’s Drainage Team did see potential benefits from the scheme, although the Committee queried the lack of evidence to support this view. A Viability Appraisal, to demonstrate that the scheme would be unviable if any affordable housing had to be provided, had been requested from the Applicant but nothing had been forthcoming. The Assistant Director of Governance (Development Management) highlighted that the area around Abridge was a flood plain for the River Roding, and  ...  view the full minutes text for item 9.

(Director of Governance) To consider the attached report for the erection of front and rear dormer windows as part of a loft conversion (DEV-005-2016/17).

The Senior Planning Officer presented a report for the erection of front and rear dormer windows as part of a loft conversion at 13 Churchfields in Epping. The application was before the Committee as it had been submitted by a serving District Councillor.

The Senior Planning Officer reported that the application site was located on the Churchfields residential estate, east of Epping High Street, and the existing building was a two storey dwelling situated within a relatively small plot. Homefield Close was located to the south of the site, and there was a gap of 20 metres between the dwelling at 13 Churchfields and the closest neighbour in Homefield Close. The proposed development was for the erection of front and rear dormer windows to the existing roof slope.

The Senior Planning Officer stated that the development would not harm the living conditions of the neighbours and the design was not harmful to the character or appearance of the existing building or its setting. It complied with relevant local and national planning policy and had been recommended for approval.

The Committee noted the summary of representations, including the objection from 3 Homefield Close and that Epping Town Council had no objections to the scheme.

Resolved:

(1)        That planning application EPF/0883/16 at 13 Churchfields in Epping be granted permission, subject to the following conditions:

            1.         The development herby 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 building, unless    otherwise agreed in writing by the Local Planning Authority.

Section 100B(4)(b) of the Local Government Act 1972, together with paragraphs 6 and 24 of the Council Procedure Rules contained in the Constitution requires that the permission of the Chairman be obtained, after prior notice to the Chief Executive, before urgent business not specified in the agenda (including a supplementary agenda of which the statutory period of notice has been given) may be transacted.

In accordance with Operational Standing Order 6 (non-executive bodies), any item raised by a non-member shall require the support of a member of the Committee concerned and the Chairman of that Committee.  Two weeks' notice of non-urgent items is required.

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 for consideration which necessitated the exclusion of the public and press.