Agenda item

(Director of Governance) To consider the attached report for the replacement of the existing bungalow with a new three storey block of five apartments, which would consist of 2 no. one-bed flats and 3 no. two-bed flats, and with three off-street parking spaces to the front and communal amenity space to the rear (DEV-018-2016/17).

The Assistant Director of Governance (Development Management) presented a report for the replacement of the existing bungalow at 17 Hemnall Street in Epping with a three-storey block of five apartments, which would consist of two one-bed flats and three two-bed flats, and with three off-street parking spaces to the front and communal amenity space to the rear. This application had originally been considered by Area Planning Sub-Committee East on 13 December 2016, but as the Sub-Committee could not make a decision on the application, it was referred directly to this Committee for determination.

The Assistant Director explained that the site currently contained a single storey bungalow located on the south eastern side of Hemnall Street, and situated between a similar bungalow to the north-east and a block of recently developed flats to the south-west. Beyond each adjacent neighbour were two-storey dwellings and opposite the site was the Hemnall Social Club and the Citizens Advice Bureau, which included flats on the first floor. The site did not lie within either the Epping Conservation Area or the designated Town Centre.

The Assistant Director reported that Officers had concluded the proposal would make more efficient use of a sustainable urban site and provide additional residential properties to assist the Council in meeting its five-year supply of deliverable housing sites. It was not considered that the new dwelling would be detrimental to the character or appearance of the surrounding area or the adjacent conservation area and, despite concerns expressed, the proposal would not result in any excessive loss of amenity to the neighbouring residents. Although the development would have a low number of off-street parking spaces, this was considered acceptable within a built-up location adjacent to the Town Centre. The application complied with the National Planning Policy Framework and the relevant Local Plan policies, and therefore was recommended for approval.

The Committee noted the summary of representations that had been received in respect of this application. There had been seven letters of objection received, including from Epping Town Council and the Epping Society. There were no letters of support received. The Committee heard from an Objector and the Applicant’s Agent before proceeding to debate the application.

Whilst it was acknowledged by the Committee that a block of flats would not be out of character for this area, it was felt that the design would cause a significant inconvenience to the neighbours, and that there was an obvious parking issue with the application as only three parking spaces were being provided for five apartments. It was suggested that the block could be moved back within the plot to provide more parking spaces, but the Assistant Director stated that the space at the back was relatively small and the block would then have a negative impact on the buildings to the rear.

Cllr C C Pond stated that the site was not a large plot, being average in size, and a three storey building at this location would be excessive in his view and be detrimental to the amenity of the neighbours. The Councillor would be more inclined to look favourably on this application if the third storey was omitted from the design.

In response to further questions from the Committee, the Assistant Director stated that, although the neighbouring bungalow had flank windows, generally such rooms had a larger window to either the front or rear. In addition, there were no flank windows in the proposed block of flats which would remove any possible undue overlooking or loss of privacy to the neighbouring bungalow, and the Committee was reminded that there would be a four metre separation between the two buildings.

The vote on the Officer recommendation to grant planning permission was lost. A proposal was then put forward to refuse planning permission on the grounds that the size and bulk of the proposed building would have an overbearing impact on the neighbouring bungalow resulting in an excessive loss of amenity. This proposal was passed, and the Committee agreed that the way forward for the application was to reduce the bulk and impact on the neighbouring bungalow.

Decision:

(1)        That planning application EPF/2550/17 at 17 Hemnall Street in Epping be refused permission for the following reason:

            1.         The proposal, by reason of its size and bulk, would have a significantly                    overbearing visual impact on the occupiers of the adjacent bungalow,                      number 15a Hemnall Street, resulting in an excessive loss of their               amenity, contrary to adopted Local Plan policy DBE9 and the National                       Planning Policy Framework.