Agenda item

To consider the attached report of the District Development Management Committee for the Planning Application EPF/3028/15 - Gunpowder Mill which was referred to the Council on 20 April 2016.

Mover: Councillor B Sandler, Chairman of District Development Management Committee

The Assistant Director of Governance (Development Management) presented a report regarding a full planning application for the use of parts of the site as an outdoor recreation and activity centre for children together with the erection of new buildings to provide guest accommodation, dining hall and kitchen, pavilion (changing rooms). Alongside the conversion of several listed buildings to provide further guest accommodation and classrooms, together with a new lake for water based activities and the erection of free-standing activity structures.

Amendment moved by Councillor H Kane and Seconded by Councillor L Webster

That the planning applicationbe deferred for further information on an agreement between the operating company and the trustees regarding shared facilities and the re-use of the Cordite buildings.

Lost

Following a further debate Councillor B Sandler moved the recommendation on the agenda which included the following additions;

Under the legal agreement under recommendation (1) :-

"4. The preparation of a formal agreement between the Operating Company for the visitor attraction and PGL for the shared use of some existing facilities and the Queen's Mead area, with the implementation of the agreement prior to the first occupation of the development."

"5. The preparation of a strategy to be agreed between the Trust and the attraction operator for the rationalisation and provision of those facilities that would need to be relocated, pending proposals for the introduction of a new sustainable visitor attraction."

An additional condition under recommendation (2) :-

“31.  Prior to first occupation of the development, details of a screening fence adjacent to the rear garden boundary to Hoppit Road of residential properties at 2, 3 and 4 Gregory Mews shall be submitted to and agreed in writing by the local planning authority. The details as approved shall by provide before first occupation of the development and retained thereafter.”

Lost

Amendment moved by Councillor C C Pond and Seconded by Councillor H Kauffman

That the application be refused, for reasons to be drafted by the Director of Governance which would include policy numbers only, but to include;

(1)        The demolition of all but a small part of the unlisted cordite factory would severely impact the historical integrity of the Conservation Area as a whole, which the Local Planning Authority is under a statutory duty to preserve and enhance. Thus the proposals would detrimentally impact on the Conservation Area contrary to planning policies HC6, HC9 and HC 16 of the Adopted Local Plan and Alterations and the provisions of the National Planning Policy Framework;

(2)          Insufficient reasons have been adduced for the demolition of most of the Cordite Factory, which is a non-specifically designated heritage asset within the Conservation Area, contrary to paragraphs 128, 132 and 133 of the National Planning Policy Framework;

(3)          Insufficient consideration appears to have been given to adaptation of the Cordite Factory by replacing the lightweight construction between the blast walls and then reusing the whole, contrary to Policies HC6 HC9 and HC16(ii) of the Adopted Local Plan and Alterations;

(4)          The harm done to the site and the heritage assets it contains would be substantial, in that a key set of buildings is proposed for demolition rather than sensitive conversation and reuse, contrary to Planning Policies HC6, HC9 and HC16(ii) of Adopted Local Plan and Alterations and paragraphs 132 and 133 of The National Planning Policy Framework;

(5)           Insufficient attention has been given to the continuation and improvement of the visitor attraction contrary to Policy HC16(iv) of the Adopted Local Plan and Alterations;

(6)          The increase of the footprint of the buildings on the site of approximately of 30% is unacceptable in the Green Belt site, which is wholly in the Metropolitan Green Belt. There are no special circumstances to outweigh the harm; therefore the  proposals are contrary to Planning Policy CP2, GB2A and HC16(v) of the Adopted Local Plan and Alterations and the provisions of the National Planning Policy Framework.

The Chairman requested that the meeting be adjourned whilst councillor C C Pond completed the reasons for refusal for members to be considered. The meeting was adjourned at 9.30 p.m. and re-convened at 10.05 p.m. for the purposes of transacting the remaining items on the agenda.

Following the resumption of the meeting, the Council voted on the amendment which was carried.

Carried

The Council discussed a way forward for the application which included the following;

1.         To reduce the foot print of new buildings proposed in the planning application substantially;

2.         To refresh and re-use the cordite factory as accommodation in accordance with the Local Plan Policy; and

3.         That a formal agreement with the operating company should be submitted in draft for approval by Members and should include unfettered visitor attraction use of buildings fronting Queens Mead; and

4.         That a archaeological investigation report be submitted.

RESOLVED:

That the Planning Application EPF/3028/15 - Gunpowder Mill, Powdermill Lane/Beaulieu Drive, Waltham Abbey be refused, for reasons to be drafted by the Director of Governance which would include policy numbers only, but to include;

(1)        The demolition of all but a small part of the unlisted cordite factory would severely impact the historical integrity of the Conservation Area as a whole, which the Local Planning Authority is under a statutory duty to preserve and enhance. Thus the proposals would detrimentally impact on the Conservation Area contrary to planning policies HC6, HC9 and HC 16 of the Adopted Local Plan and Alterations and the provisions of the National Planning Policy Framework;

(2)        Insufficient reasons have been adduced for the demolition of most of the Cordite Factory, which is a non-specifically designated heritage asset within the Conservation Area, contrary to paragraphs 128, 132 and 133 of the National Planning Policy Framework;

(3)        Insufficient consideration appears to have been given to adaptation of the Cordite Factory by replacing the lightweight construction between the blast walls and then reusing the whole, contrary to Policies HC6 HC9 and HC16(ii) of the Adopted Local Plan and Alterations;

(4)        The harm done to the site and the heritage assets it contains would be substantial, in that a key set of buildings is proposed for demolition rather than sensitive conversation and reuse, contrary to Planning Policies HC6, HC9 and HC16(ii) of Adopted Local Plan and Alterations and paragraphs 132 and 133 of The National Planning Policy Framework;

(5)        Insufficient attention has been given to the continuation and improvement of the visitor attraction contrary to Policy HC16(iv) of the Adopted Local Plan and Alterations;

(6)           The increase of the footprint of the buildings on the site of approximately of 30% is unacceptable in the Green Belt site, which is wholly in the Metropolitan Green Belt. There are no special circumstances to outweigh the harm; therefore the  proposals are contrary to Planning Policy CP2, GB2A and HC16(v) of the Adopted Local Plan and Alterations and the provisions of the National Planning Policy Framework.