DESIGN & ACCESS STATEMENT

Full Planning Application and Listed Building Consent at: -

North Barn, Peakes Farm, Mount Road, Epping. CM16 7PJ

Prepared by

SEPT 2016

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CONTENTS

CONTENTS ...... 2 1.0 INTRODUCTION ...... 3 2.0 THE EXISTING SITE ...... 4 3.0 THE PLANNING HISTORY ...... 6 4.0 PROPOSAL ...... 9 4.1 PROPOSAL SUMMARY ...... 9 4.2 DESIGN PRINCIPLES AND MATERIAL ...... 10 5.0 POLICY COMPLIANCE ...... 11 6.0 HERITAGE ANALYSIS...... 12 6.1 ENGLISH HERITAGE ...... 12 6.2 HISTORIC …………………………………………………………………………………………………………….13

6.3 PROPOSAL & HERITAGE ANALYSIS…..………………………………………………………………………………….13

7.0 TREES ...... 14 8.0 OTHER ...... 14 9.0 CONCLUSION ...... 15

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1.0 INTRODUCTION

This Design & Access and Heritage Statement has been prepared by BB Partnership Ltd in support of the Full planning application and Listed building consent for works at North Barn, Peakes Farm, Mount Road, , Epping, , CM16 7PJ. It is to be read in conjunction with the existing and proposed drawings submitted with the application.

North Barn, Peakes Farm

Peakes Farm house South Barn

Figure 1. Site Aerial View -----

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2.0 THE EXISTING SITE

The site is situated under 1 mile from Mount Road, and approximately 1.5miles from the M25. There are several towns and villages in the local area; Theydon Garnon & are approximately 1.5miles away, with , Epping & 4-5miles away.

To the South & South East are two residential properties; South Barn & Peakes Farmhouse. These properties have similar buildings to the proposed site; namely listed and agriculture buildings. The orientation and boundaries of the various buildings have several layers of screening between themselves and North Barn. To the North and West there are no immediate neighbors, with there being a large area of trees to the East.

There are currently 3 buildings on site; 1 Grade II Listed Building, 1 Garage and 1 Annex.

The site has various trees around the boundary but those in the immediate vicinity to the proposed building are not under any specific TPO.

There are no public footpaths running through the site.

The site, of approximately 0.5188 ha, is located within the Metropolitan Green Belts.

Figure 2. Site & Barn Location

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Figure 3. Point of contact with proposal Figure 4. Existing end facade Figure 5. Existing end façade

Figure 6. External side Figure 7. Internal looking towards front

Figure 8. Existing side elevation Figure 9. Existing side elevation

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3.0 THE PLANNING HISTORY

EPF/1823/15 North Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. (Grade II listed building application for a new 'glass box' that sits between and connects to 2 existing buildings; 1 of which is Grade II listed.) 17-08-2015. Refused Permission

EPF/2444/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Application for approval of details reserved by condition 2 'material' of planning permission LB/EPF/1702/10. (Grade II listed building application for an extension and internal alterations) 26-11-2010. Details Partially Approved

EPF/1702/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II listed building application for an extension and internal alterations. 27-08- 2010. Grant Permission (With Conditions)

EPF/1701/10 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Extension and internal alterations. 27-08-2010. Grant Permission

EPF/2199/09 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II listed building application for the erection of two attached garages. 24-11- 2009. Grant Permission (With Conditions)

EPF/2198/09 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of two attached garages. 24-11-2009. Grant Permission (With Conditions)

EPF/1701/08 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of outbuilding. (Previous approval EPF/1758/05) 04-09-2008. Grant Permission (With Conditions)

EPF/0212/06 North Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Installation of outdoor swimming pool and plant room. 28-02-2006. Grant Permission

EPF/0090/06 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Grade II Listed Building application for conversion of redundant garage to living accomodation. 16-01-2006. Grant Permission (With conditions)

EPF/1758/05 South Barn, Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Erection of outbuilding to accommodate family ponies. 10-10-2005. Grant Permission (With Conditions)

LB/EPF/1015/02 Peakes Farm, Mount Road, Theydon Garnon, Epping, Essex, CM16 7PJ. Listed building application (Grade II) for single storey garden room extension. 17-05-2002. Grant Permission (With Conditions)

EPF/1014/02 Peakes farm, mount road, theydon garnon. Single storey garden room extension. 17-05-2002. Grant Permission

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EPF/0963/01 North barn, peakes farm, mount road, theydon garnon. Addition of garden store to approved stables. 30-05-2001. Grant Permission (With Conditions)

EPF/0576/00 Peakes farmhouse, barn to NE, mount road, theydon garnon. Retention of garden store building. 30-03-2000. Refuse permission

EPF/0575/00 peakes farmhouse, barn to NE, mount road, theydon garnon. Retention of boiler house/kennel to existing garage. 30-03-2000. Grant Permission (With Conditions)

The previous application at North Barn was refused primarily due to the sprawling on site and the overly large nature of the proposal, due to the distance between the 2 buildings. This new application has been revised substantially and reduces mass, bulk and the connections between the 2 buildings are revised to limit sprawl on the site. It should be noted that we have had communication with Essex County Council along with pre-application advice and subsequent revisions and have taken on board the various recommendations to try and reach a positive solution on the site.

The majority of the most recent applications in the immediate Mount Road area have been to the adjacent property; South Barn, Peakes Farm. It too has a Grade II listed building on its site and it has had several applications submitted and approved, the main applications resulting in a large garage added to the listed barn and a subsequent extension, in a period of 2008 – 2010. The years since these applications have seen some updates to the relevant policies but we feel that our updated proposal takes into consideration similar issues and addresses them accordingly.

South Barn Application Drawings & Extent Proposals

Existing - South Barn

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Proposed Garage - South Barn EPF/2199/09

Proposed Extension - South Barn EPF/1701/10

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4.0 PROPOSAL

4.1 Proposal Summary

The proposal is to add a frameless glass ‘box’ and small timber clad extension to the existing site, siting these new structures in an area between the existing garage, annex and main house (fig. 10). The proposal will create a single storey habitable space that links Buildings 1 with Building 3 while ensuring the visual impact is minimal from all areas within the site and immediate area.

Building 1 – Main residence; Grade II Listed

Building 2 – Detached triple garage Building 2 Building 3 – Annex Building 1 Proposed area

Building 3

Figure 10 – Location of proposed structure & surrounding buildings

Building 1

Building 3

Building 2

Figure 11 – Indicative image of proposal in context

Special consideration will be given to how the glass box connects to Building 1 so as to ensure that the proposal is as non-obtrusive as possible, with the timber addition being subservient to the existing building; any additions are done as sensitively as possible and benefit the immediate context and site. Page | 9 of 15

The existing listed building (building 1) has had extensive internal work carried out in previous years, along with repair works to the exterior. The proportions of the internal spaces and rooms is such that the client would like to have extra useable space without having to add this building and as it stands the annex building (building 3) is underused and by creating a link to this from the main dwelling we see it as an efficient and sustainable use of the site. The works we are proposing are minimal and reversible, the aim to connect, rather than extend.

4.2 Design Principles and Material

The proposed building will be constructed of a minimal, frameless glazing system, the contact with the listed building being such that it will still be possible to understand vernacular of the original gable wall of the property. The proposed building will lightly and sensitively touch the listed building skin on a relatively small portion of its weather boarded wall, with the addition to the annex being a timber boarded structure with half hip roof to complement the listed building. The proposal will have minimal structural elements and framing, being easily reversible if necessary; this transparent nature will allow the existing fabric of the listed property to be seen from the majority of areas within the site as well as allowing the site to be easily visible from the interior.

The principal of using frameless glass structures to connect buildings to and from listed buildings is well established (fig. 12 -14) and the original elevation of the listed building will still be clearly visible following its construction.

Figure 12 – Precedent Figure 13 – Precedent Figure 14 – Precedent

These precedent images clearly show that on a large scale the glazed fixing allows a high level of visibility for the existing surface. It should be noted that this proposal will be aiming to create a connection that is very much smaller and will sit slightly larger than the existing doorway.

The materials used in the proposal are kept to minimum so as to not override the existing structure, listed or otherwise, and allow integration into the site as a whole. The black minimal frame and structural elements of the glazing complement the dark weather board of the proposed and existing buildings, while allowing a high level of transparency.

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5.0 POLICY COMPLIANCE

Epping Forest District Council - combined local plan (1998) & local plan alterations (2006)

• Green Belt

The Council attributes very great importance to the character and appearance of the Green Belt, as well as its functions. The Green Belt has been very successful in restricting the urbanisation of the countryside around London.

Policy GB14A – residential extensions within the green belt, limited extensions (including conservatories) to existing dwellings may be permitted where: (i) the open character and appearance of the green belt will not be impaired; and (ii) the character and appearance of the buildings in their settings will be enhanced or not unduly harmed; and (iii) they will not result in disproportionate additions of more than 40%, up to a maximum of 50m2 , over and above the total floor space of the original building.

Policy GB7A – Conspicuous development The Council will refuse planning permission for development conspicuous from within or beyond the Green Belt which would have an excessive adverse impact upon the openness, rural character or visual amenities of the Green Belt.

The location of the proposal within an area bounded on 3 sides by existing structures, the gentle linking and fixing to the existing structures along with the proposed materials and footprint would indicate that the character and appearance of the site, and green belt as a whole, would not be affected.

• Heritage Conservation

Policy HC10- works to listed buildings The Council will not give consent for works to the interior or exterior of a listed building which could detract from its historic interest or architectural character and appearance.

Policy HC12- development affecting the setting of listed buildings The Council will not grant planning permission for development which could adversely affect the setting of a listed building.

As previously stated and referenced in the next section 6.0 Heritage Analysis , the proposal will not adversely affect the setting of the listed building or detract from its historic interest, architectural character and appearance.

• Design and the Built Environment

Policy DBE4- Design in the Green Belt Within the Green Belt, new buildings will be required to ensure that: (i) their location respects the wider landscape setting of the site; and (ii) they are of a design which respects local character in terms of traditional plan form and detailing.

The overall design, built form, mass and detail of the proposal are such that the local character and landscape will be enhanced and framed rather than compromised. The proposals approach will be Page | 11 of 15

to sit within the site and interact with the listed building and non-listed building as delicately as possible.

6.0 Heritage Analysis

Note: Please see accompanying Heritage Statement (draft) prepared in support of the pre- application for the previous application EPF/1823/15, the design has been reduced in size and we would argue that the relevant points raised in this statement have been reinforced.

The main residence (Fig. 10 Building 1) on the site is referred to in several sources as a Grade II listed Barn; the following notes reference the relevant information.

6.1 English Heritage

DESCRIPTION : BARN TO NORTH EAST OF PEAKES FARMHOUSE , THEYDON GARNON

GRADE : II DATE LISTED : 11 April 1984 ENGLISH HERITAGE BUILDING ID: 118041

OS GRID REFERENCE : TQ4853799985 OS GRID COORDINATES : 548537, 199985 LATITUDE /L ONGITUDE : 51.6790, 0.1470

LOCATION : Theydon Garnon, Essex CM16 7PJ

LOCALITY : Theydon Garnon LOCAL AUTHORITY : District Council COUNTY : Essex COUNTRY : England POSTCODE : CM16 7PJ

LISTING TEXT • TQ 49 NE Theydon Garnon off mount road • 6/359 Barn to NE of Peakes Farmhouse • GV II • Barn. C17. Timber framed and weather boarded with ½ hipped red plain tiled roof of staggered side purlin construction. • Straight braces to tie beams. • Central double doors. • 5 bays • Through bracing to walls • Listing NGR: TQ4853799985

This text is a legacy record and has not been updated since the building was originally listed.

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6.2 Historic England

List entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

• Name: Barn to North East of Peakes Farmhouse • List entry Number: 1169640 • Location: Barn to North East of Peakes farmhouse, mount road. The building may lie within the boundary of more than one authority. • County : Essex • District : Epping Forest • District Type : District Authority • Parish: Theydon Garnon • National Park : Not applicable to this List entry. • Grade: II • Date first listed: 11-Apr-1984 • Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

• Legacy System: LBS UID: 118041 • TQ 49 NE Theydon Garnon off mount road 6/359 Barn to NE of Peakes Farmhouse • GV II • Barn • C17 • Timber framed and weatherboarded • ½ hipped red plain tiled roof of staggered side purlin construction • Straight braces to tie beams • Central double doors • 5 bays • Through bracing to walls • Listing NGR: TQ4853799985 • Selected Sources

6.3 Proposal & Heritage Analysis

The proposed building will be constructed of a frameless glazing system with the point of contact with the listed building being such that it will still be possible to understand and appreciate the original gable wall of the property.

The proposed building will lightly and sensitively touch the listed building skin on a relatively small portion of its weather boarded wall via a glass link. The proposal will have minimal structural elements and framing; this transparent nature will allow the existing fabric of the listed property to be seen from the majority of areas within the site.

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The principal of using frameless glass structures to connect buildings to and from listed buildings is well established (fig. 12 -14) and as can be seen from the image below the boarding will be clearly visible following its construction due to the small area to be enclosed.

Figure 15 – Link connection position

7.0 TREES

There are existing trees onsite but aside from 1 relatively young tree which will be removed due to its close proximity to the proposal; there are no other trees which will be affected. All protective measures will be taken to ensure that any existing trees are not damaged but it should be noted that there are no specific TPO.

Routes for delivery of materials, removal of waste etc will be done using the existing access roads and will not encroach into the areas that the trees occupy.

8.0 OTHER

8.1 Parking – On site parking will be as existing, this proposal does not add accommodation to the site but is purely a means of adding habitable space within the curtilage of the site.

8.2 Refuse - Refuse collection will be as existing and is not affected by the proposal.

8.3 Amenity - The existing site amenity space will be reduced slightly but the site as a whole has a large amount and this will not cause any adverse problems.

8.4 Overlooking and Overshadowing - The orientation and distance between the buildings are such that there will be no overshadowing and overlooking with buildings onsite or neighbouring.

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9.0 CONCLUSION

The proposal has been revised significantly from the previously refused scheme and we have done much to limit its impact on the site and the buildings it links with. The connection with the listed building will be done sensitively and carefully to enhance the listed building and maintain its aesthetic appearance; whilst the connection to the annex will be done so as to reinforce the building hierarchy on the site soften the overall feel of the design.

The design will respect the rhythm, form, massing, scale and height of the buildings on site, along with the spatial and visual character of the Green Belt.

We feel that the proposal will be a positive addition to the area.

The applicant is happy to have the full design of the new structure conditioned.

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