Design & Access Statement Nag’s Head Public House, Moreton February 2019 Rev B 2 Nag’s Head Public House, Moreton Contents

1.0 Introduction 5.0 Conclusion

2.0 The Site

2.1 Site Location 2.2 Site Background/History 2.3 Site Context 2.4 Conservation and Heritage 2.5 Opportunities and Constraints

3.0 Design

3.1 Design Development 3.2 Use and Amount 3.3 Schedule of Dwelling Types 3.4 Site Layout 3.5 Planning Policy 3.6 Materials & Detailing

4.0 Access

4.1 Site Access 4.2 Public Transport

Nag’s Head Public House. Moreton 3 1.0 Introduction

This Design and Access Statement has been prepared by Grafik Architecture in support of an Outline planning application for the establishment of the principle of residential development of the site to the rear of The Nag’s Head public house in Moreton, just north of .

The Outline residential development proposal is for up to seven dwellings, a new access, car parking (including a new overflow car park for the Nag’s Head Public House) and indicative landscaping. This Design and Access Statement represents a comprehensive approach to establishing the principle of residential development on this site and incorporates:-

• Site location, history and nature • Response to site context, opportunities and constraints • Response to proximity of Conservation Area and setting of Listed Heritage Assets • Access • Transportation – both public and private • Amount of development • Indicative layout of new buildings, roads, parking and amenity space • Indicative plans and appearance of new development

This statement addresses the design principles involved in the proposal to develop the site and also seeks to relate these principles to both national planning policy and local adopted and emerging planning policy.

This document should be read in conjunction with the other planning statements and drawings, which together form the body of this Outline planning application. Aerial view of site

4 Nag’s Head Public House, Moreton 2.0 The Site

The site is situated at the heart of the village of Moreton which lies some 3.7 kilometres northwest of Chipping Ongar and some 9.0 kilometres to the southeast of .

The site forms part of the setting of the Grade II Listed Nag’s Head public house, formerly known as the Moreton Massey Public House, and has been used as an overflow car park for the pub. The Nag’s Head pub itself sits at a key location in the centre of the village, acting as a central point of arrival and vista-stop at the northern end of Bridge Street when entering the village from the south.

Church Road Harlow Road

Goul Close

Bridge Street

KEY The Site

Nag’s Head Public House. Moreton 5 The site abuts the northern boundary of the Moreton Conservation Area, so the immediate The settlement of Moreton developed where the Roman Road between and context of the site is its close proximity to the crossed the Cripsey Brook: This road was likely to have been constructed historic core of the village. The site is set-back from in the 1st century A.D. and may possibly have provided a link as far as London. The village Church Street, and the lower car park serving the is recorded in the Domesday Book (1086) as Murtuna – a name that was probably derived Nag’s Head acts as a separation zone so that the site from ‘Mor’, meaning marsh, and ‘Tun’, meaning farm. has no direct relationship with the built frontage on the northern side of Church Road. The centre of the village is defined by a cluster of historic buildings that create a tightly- defined space at the junction of Bridge Road, Harlow Road and Church Road: The The immediate context to the south of the site is 1 - The Old School House, Church Road. principle buildings here are the Nag’s Head itself (formerly the ‘Moreton Massey Public the heart of the Conservation Area where Bridge House’); the house attached to the Nag’s Head on its west side Nags Head Cottage; Forge Street meets Church Street: Here, the buildings Cottage on the southeast corner of the junction and the White Hart public house on the are predominantly timber-framed and of historic southwest corner of the junction. The influence of the Conservation Area and Heritage architectural merit and therefore Grade II Listed. Assets within it will be explored further in Section 2.4. Common detailing includes plain and pargetted render, weatherboarding, red clay plain tile roofs, The site itself once formed part of historic gravel extraction works that were carried-out pentice boards, sliding sash windows and casement in Moreton: These extraction processes worked the Kesgrave Sands and Gravels (Kesgrave windows with external architraves and red brick Formation) which were laid down during the early Ice Age by the River Thames when chimney stacks. The single storey building that it flowed through north and Suffolk. After extraction works stopped, the site was forms part of Forge Cottage opposite the Nag’s Head eventually back-filled. has white-painted brickwork and red clay pantiles. The White Hart and Nag’s Head public houses both 2 - Nag’s Head Cottage, Church Road. In 1981 a planning application was approved by District Council have lead-roofed splayed bay windows and most (EPF/0022/81) to convert a back-filled gravel pit to an 86-space car park, with the buildings have traditional black-painted plinths. application site being denoted as ‘Land adjoining Nag’s Head P.H., Moreton’ The site occupies a space of approximately 2,960 square metres (0.3 hectares) and is To the southeast of the site is the old Victorian currently used as an overflow car park to the pub and is also used on an unofficial basis school house that is built in buff brick with a as a school drop-off and pick-up point for the Moreton C of E Primary School immediately contrasting red brick arch over the front door and to the east of the site. The Landowner has allowed this parking to continue on the site as flat, polychromatic gauged arches over the windows. a gesture of good will, although no formal rights exist for school parking. The roof is slate with contrasting half-round red clay ridge and hip tiles and the bargeboard is supported on projecting purlin ends.

To the east of the site is the Moreton C of E Primary 3 - Forge Cottage, Bridge Road. School, which consists of the original Victorian school and school house along with a larger 20th century flat-roofed extension. A gated access has been created between the school and the application site, but no formal rights of way exist here.

To the north of the site, separated by an overgrown green strip, lies a large permanent site for the travelling community, which sits at a slightly higher level than the application site. 4 - Black Hall, Bridge Road.

Existing Site.

6 Nag’s Head Public House, Moreton 11

10 11 - Matthew’s Court. 12 - Church Road. 14 9

8 12 13 15 1 7 6 2 3

10 - Matthew’s Court. 13 - Garden House, Church Road. 4

5

9 - Matthew’s Court (New Development off 14 - Existing Site. Harlow Road).

5 - Bridge Road. 6 - Copper’s Court, Church Road. 7 - White Hart Cottages, Harlow Road. 8 - Harlow Road. 15 - The Nag’s Head Public House, Church Road.

Nag’s Head Public House. Moreton 7 MOMORERETONTON CO CONSERVANSERVATTIOIONN AREAAREA

The Conservation Area in Moreton encompasses Included for group value. 59.4m the length of Bridge Road between Moreton Because of the close proximity of the site to 59.4m Bridge – itself a Listed structure – and all these Heritage Assets, any new proposals for School the buildings that surround the junction of the site could have a significant effect upon the HScouhoolse Leapers House Bridge Road, Church Road and Harlow Road: setting of these Listed buildings: It is therefore Leapers In addition, 1 and 2 Leapers Cottages are vital that proposals are mindfully developed to also Listed and they lie to the north of Nag’s fully address any potential to do harm to the Head Cottage and share a boundary with the setting and as a result should seek to positively southern edge of the site, which delineates the contribute to and enhance this setting. PH Pump PH Pump northernmost edge of the Conservation Area. Factors that will determine the success of any proposal will include:- TCB 59.1m 59.1m The cluster of Listed buildings at the heart of • Scale TCB GP the village create a very strong sense of place • Aspect of buildings GP Forge Cottage because of their spatial relationship with each • Overall layout Forge Cottage White other and also because of the commonality of • Materials White Hart The materials and detailing; all are timber-framed Hart • Detailing Cotts WThihete Hart buildings incorporating painted render, red clay • Visual impact of cars Cotts White(PH) Hart roof tiles and red brick chimney stacks. • Landscaping (PH)

Black The Heritage Assets closest to the site are the Black Hall Nag’s Head itself and also 1 and 2 Leaper’s Hall Cottages (listed as ‘Leapers and adjoining cottage’), both of which have a curtilage that directly adjoins the southern boundary of the application site. Ivylands Garden Cottage Ivylands Garden Cottage The List Entry for the Nag’s Head (Moreton Massey Public House) is:- The Manor Cottage The Manor Cottage

Public house, formerly 2 houses. Late C16 and 53.6m Bridge 53.6m HBrouidgese late C17. Timber framed and plastered, with red House plain tile roof. 2 storeys. 2, 2 window range, C19 vertical sliding sashes with glazing bars and C20 louvred shutters to first floor. C20 gabled Moreton Bridge porch, with wooden columns and decorative Moreton Bridge bargeboards, 1 canted bay at west end. Late C16 red brick central chimney stack in west range. Iron pump mounted on east end wall. Internally Contains Ordnance Survey & Royal Mail Data the frame is exposed, with late C16 chamfered ©C Conrotainswn C Ooprdnanyrighcet & SDaturveyaba &se Royal Right Mail2014 Data Pump EFDC© Cro Licwnen Cceop yriNo:gh100018534t & Database 2014 Right 2014 bridging joists and original fireplaces. Pump House ©EFDC Royal Lic Mailen ceCop No:yrigh100018534t & Databa 2014se Right 2014 House ©© Envi Royalron Mailmen tC Aopgenyricy,ght © & CDatopabayrighset Right 2014 G©eo EnviPerronspemctives,ent Agen © Natcy,ura © Cl Eopngyrilandght 2014 The List Entry for Leapers is:- RGeprodueo Percsedpewithctives, the © per Natmissiuralon Engofl andNatura 2014l Reproduced with the permission of Natural England 53.3m GV II Pair of cottages. C19 timber framed, and 53.3m plastered brick with red plain tile roof. 2 storeys. 2 window range, 3 light casements. Simple GP The Outlook Date: 15/04/2015 GP The Outlook Date: 15/04/2015 canopies to doors. Red brick chimney stacks. Civic Offices HiCivicgh St Officreetes Scale: 1: 1693 EHippghingSt, Essereet x, Scale: 1: 1693 Epping, Essex, @ A4 CM16 4BZ @ A4 8 Nag’s Head Public House, Moreton Tel.CM0199216 4BZ 564000 Drawn By: EFDC Tel. 01992 564000 ConDraswnervati By:on EFTDCeam Conservation Team Moreton Primary School

KEY

Site Boundary The application site presents a number of opportunities and constraints for development Existing Green which may be summarised as follows: - Edges

Opportunities:- New Vista Point from Church • The regeneration of a previously- Road developed site

Moreton Primary • The creation of additional homes right in the School Boundary near heart of the village Traveller’s Site • The opportunity to contribute to and to Moreton Primary School enhance the setting of Designated Heritage

Moreton Primary Assets Site AccessSchool Moreton Primary • The opportunity to create a well-designed From/To School scheme that draws upon its context Highway • The creation of a development that defines a Boundary with new vista from the Conservation Area Moreton C of E Moreton Primary School Moreton Primary • The creation of a development with a clear, Primary SchoolSchool Moreton Primary legible hierarchy of public, semi-public and School

Moreton Primary School private spaces that are defined and visually Moreton C of E policed by built form Primary School Moreton Primary • The provision of a high-quality hard and soft School landscaping scheme within the development

Moreton Primary School Sun Path Constraints:-

Moreton Primary Moreton Primary School School Designated • Proximity of existing residential development Heritage Assets • Proximity to Designated Heritage Assets • Proximity to the Conservation Area • Proximity to Moreton Primary School Bus Stops

Locally Listed Buildings

Extent of Moreton Conservation Area Boundary with Existing

Moreton Primary Residential School Development

Nag’s Head Public House. Moreton 9 3.0 Design

The first feasibility study carried-out in May • Close attention should be given to boundary 2018 was an initial spatial exercise to assess treatment, surfacing and landscaping. This will help the potential for the site to be developed for the development to relate to its context. residential uses and what possible impacts such a • In line with paragraph 188 of the NPPF, applicants are development may have upon its context. required to describe the significance of any heritage On 1st June 2018 the feasibility layout was assets (conservation area and listed buildings) affected submitted to Council on and how the proposal will impact on their significance. the basis of a pre-application consultation and Given the scale of the proposal, its impact on this the response received on 12th July identified the part of the Conservation Area and the settings of the following material considerations:- adjacent listed buildings needs to be fully understood Original Feasability, May 2018 and without an adequate Heritage Statement this • The site is considered as being previously cannot be achieved. developed land, and in line with Government policy redevelopment of this land is Overall, it was considered by the Local Planning Authority encouraged subject to the acceptability of that:- more detailed considerations. • There is a need for additional housing in the In light of the above, the principle of the proposed District and sites such as these go some way development is likely to be considered acceptable as in resisting the pressure for green field sites it would constitute limited infilling within a village within the Metropolitan Green Belt to be and therefore accords with the stated exceptions to brought forward for residential development. inappropriate development as laid out within the NPPF’. • It is considered that the proposal represents Further iterations of layout were explored and sought an exception of Paragraph 145 of the NPPF to address other factors, such as the retention of an such that it would constitute limited infilling element of overflow parking for the Nag’s Head, and within a village, as the site is surrounded by the current Outline layout that is submitted to support development. this application will be explained more fully in the next section. Officer advice received included:- Scheme 01, October 2018.

• A less urban, more compact proposal would be / / / / / / preferable in blending the proposal with the The proposed development is solely residential and / 2 / /

/ / /

/ /

/ / /

2b 4p Bungalow / 4 / 3 5

/ character and appearance of the Conservation consists of 2 bed bungalows and 2 and 3 bed houses; / 6

/ /

/

/ / 2b 3p Bungalow 7

/ / / / Area and would not lead to a detrimental totalling 7 dwellings. /

1 / / / 2b 4p Bungalow impact on the street scene. 2b 4p House 2b 4p House 3b 5p House

3b 5p House

/

/

/ • The proposal should seek to break the / /

symmetry in the current design and avoid / /

repetitive design features. Design should be /

Size 3 Turning Head simple and reflect the subservient appearance Accomodation Schedule Moreton Primary 2b 3p Bungalow School of the development. A traditional material 8 Ref. Storey Sqft No. Total sqft palette using red bricks, timber cladding and / red plain clay tiles is encouraged. 2B/4P Bungalow V1 1 816 1 816 • The proposal should seek to retain private 2B/4P Bungalow V2 1 753 2 1,506 2B/4P House 2 951 3 2,853 amenity space to the rear of each proposed Nag's Head Car Park 3B/5P House dwelling and provide adequate parking space 2 1040 1 1,040 to the front. TOTAL: 7 6,215 Scheme 2, October 2018. A 25.10.18 Plots 1 & 2 changed to bungalows. AW Plots 4 & 5 changed for 3B5P house. Plot 7 rotated.

No. Date Amendment Initials No. Date Amendment Initials

Client : Strutt & Parker

Nag's Head Public House 10 Nag’s Head Public House, Moreton Project : Nag's Head Site, Moreton

Grafik Architecture N Station Court Radford Way Drawing : Site Layout 0 2 4 6 10 20m Essex CM12 0DZ T +44 (0)1277 658 233 1:200 @ A2 Rev : www.grafikuk.com Scale : Status : Preliminary Date : Oct 2018 Dwg No : 18-2814-SK02 A © THIS DRAWING IS THE COPYRIGHT OF GRAFIK ARCHITECTURE. It shall not be in any way used or reproduced without their prior written consent. All dimensions are to be checked on site or in the workshop prior to commencing any work. Work only to figured dimensions. Any discrepancies are to be reported to the Architect. C H U R C H R O A D R:\Projects\182814 Nag's Head Site, Moreton - Outline Application\Planning\Site Layout - without parking The site layout submitted in support of this application has evolved as part of an iterative process and has responded to context and has also responded to guidance offered by Officers. The principal characteristics of the layout can be summarised as follows:-

• The four dwellings at the centre of the scheme are two-storey houses and they are positioned such that they act as an objective and vista-stop when viewed from Church Road • The three dwellings on the western side of the site are single-storey to reduce their visual impact upon the setting of the adjacent Listed buildings and to eliminate any adverse impact upon the residential amenity of existing adjacent dwellings • Car parking is carefully managed by the creation of two parking courtyards, which is intended to limit the visual impact of parked cars upon views into the site from the adjacent Conservation Area. • The appropriate number of parking spaces are provided and all are correctly- sized in accordance with adopted parking standards • Appropriate turning facilities are provided within the site to permit the correct level of access for refuse collection and fire-fighting purposes • The informal access route is maintained to the rear gates of the school • Private amenity is provided to all proposed dwellings that meets or exceeds minimum standards as-defined in the Essex Design Guide • All dwellings indicated would comply with Nationally Described Space Standards

Nag’s Head Public House. Moreton 11 The drawing opposite indicates how the proposed Outline scheme would sit within the grain of the wider context and gives a clear overview of how the proposal would relate to surrounding development in terms of density and layout.

Positive Contributions to Urban Grain:-

• Sensitive to the existing context in terms of scale and quantity. The proposal is well hidden behind the listed building and school providing minimal impact.

• Infills the land between Nags Head PH, Moreton C of E School and the Travelers site and positively responds to the usable space within the village.

• The proposal aims to add depth to the streetscene by creating a vista point as well as being set back from the main road.

• The proposal seeks to draw from the vista stop of Leapers Cottage created between Coopers Court and the Nags’s Head PH and create a new northwards vista from the Conservation Area.

12 Nag’s Head Public House, Moreton Located to the northeast of London, Epping Forest District is predominantly rural: With some 92% of the district designated Metropolitan Green Belt the District provides a significant part of the ‘green lung’ around London.

Policy SP6 ‘Green Belt and District Open Land’ of the Local Plan (Submission Version, 2017) recognises that the impact of development on the purposes of the Green Belt can be significant and therefore must be carefully controlled

The site to the north of the Nag’s Head public house is at present designated as part of the Green Belt, however – in terms of planning policy – the site is considered as previously developed land. Although Paragraph 145 of the National Planning Policy Framework (NPPF) states that the construction of new buildings is inappropriate in the Green Belt, it goes on to say that there are exceptions to this and one of these exceptions is development that would constitute ‘limited infilling’ within a village. As the site is surrounded by existing development, the Local Planning Authority has confirmed that this site is considered as being a Paragraph 145 exception site, and as there is an acknowledged need for additional housing within the District, windfall sites such as this can go some way in helping to resist the need to release green field sites for MORETON residential development.

Other planning policies that are pertinent to the consideration of developing this site are:- • NPPF Paragraph 128 – the quality of design should be considered throughout the evolution and assessment of new proposals • NPPF Paragraphs 189 to 202 – relating to the quality of heritage assets that may be affected by new proposals and if that affect is positive, neutral or negative. To this end, a Heritage Statatement will form an integral part of this Outline planning application • Policies DBE8 and DBE9 – relating to impact upon the amenity of neighbouring occupiers Proposed Green Belt Boundary Alterations - Emerging Local Plan 2016 Epping Forest • Policy ST6 of the Adopted Local Plan and Policy T1 of District Council the Local Plan (Submission Version) – relating to car parking and highway safety • Essex County Council’s Parking Standards: Design and Good Practice (2009)

Nag’s Head Public House. Moreton 13 3.7 Materials & Detailing

The design of the proposed dwellings takes inspiration from the traditional architecture seen in and around Moreton. The aim is to reflect the local vernacular whilst creating a development with its own identity.

The surrounding dwellings demonstrate a wide variety of scale, style and materials within the scope of the traditional style. To add interest there would be a mixture of finishes to complement the character of the site and the local architecture. Materials will be chosen from a traditional palette of weatherboarding, render and red facing brickwork.

The dwellings will include features such as rendered plinths, sliding sash windows, varying roof pitches and brick chimneys to create interest within the street scenes.

It is envisaged that the three central plots will have a dark horizontal timber boarded finish and sash windows to visually contrast to the rest of the scheme, creating a strong visual terminus.

1 Bargeboard & Gable Framing 2 Cream Render 3 Black Rendered Plinths 4 Red Brick

5 Red Plain Tile Roofs 6 Terracotta Render 7 Black Weatherboarding 8 White Weatherboarding 9 Red Brick Chimney

4 1 1 5 4 5 1 5 2 7 2 4 6 3

Street Frontage

14 Nag’s Head Public House, Moreton 4.0 Access

4.1 Site Access

The site lies just off Church Road to the rear of the Nags Head Public House and Moreton C of E Primary School. The proposed access to the site largely follows the existing access, with a single road passing between the Public House garden and the School house before opening into the site. 4.2 Public Transport

Moreton is located 7.2 miles east of Harlow and 3.2miles from Chipping Ongar. Church road provides the main spine road through Moreton providing links to the M11 and neighbouring towns such as Chipping Ongar.

Despite Moreton’s rural setting, the village lies within Transport for London’s Travel Card Zone 6. With the nearest station just 6.6miles from Nags Head, Epping Station, provides direct links to London via the Central Line.

Bus connections are limited and include the SB10 and SB12 operating only on weekdays. The Closest Bus stop to the site is located near the The White Hart Inn. The SB10 provides a service to the South of Moreton towards Epping, whilst the SB12 services to the North of Moreton towards Harlow.

SB12 Bus Route SB10 Bus Route SB12 Toot Hill - Moreton - - Matching Tye - Harlow SB10 Epping - Toot Hill - Greenstead Green - Moreton Essex Community Link The information on this timetable is expected to be valid until at least 13th February 2019. Where we know of variations, Epping Forest Community Transport before or after this date, then we show these at the top of each affected column in the table. The information on this timetable is expected to be valid until at least 13th February 2019. Where we know of variations, before or after this date, then we show these at the top of each affected column in the table. Direction of stops: where shown (eg: W-bound) this is the compass direction towards which the bus is pointing when it stops Direction of stops: where shown (eg: W-bound) this is the compass direction towards which the bus is pointing when it stops Mondays to Fridays Service Restrictions WeFr Mondays to Fridays Toot Hill, opp Hillcrest Road 1000 Green, opp Pensons Lane 1003 Service Restrictions MoTh , opp St Germain Church 1007 Epping, o/s Council Offices 1209 Moreton, o/s The White Hart 1012 Epping, o/s Infants School 1213 Magdalen Laver, Molmans Corner (W-bound) 1017 Epping, opp Council Offices 1217 Magdalen Laver, o/s The Glebe 1020 Epping, opp Tesco Store 1221 Magdalen Laver, adj School Lane 1021 Epping, o/s Railway Station 1225 , o/s Church 1026 Toot Hill, adj The Green Man 1234 , opp Post Office 1030 Greensted Green, opp Pensons Lane 1239 Matching Tye, o/s The Fox 1035 Moreton, o/s The White Hart 1252 Old Harlow, opp Fitzwilliams Court 1040 Old Harlow, o/s Post Office 1046 Saturdays Harlow Town Centre, Bus Station (Stand 12) 1054 no service Saturdays Sundays no service no service Sundays Service Restrictions: MoTh - Operates only on Mondays and Thursdays no service

Service Restrictions: WeFr - Operates only on Wednesdays and Fridays

Nag’s Head Public House. Moreton 15

Essex County Council14/01/2019 0748

Essex County Council14/01/2019 0748 5.0 Conclusion

This Design and Access Statement provides information in support of an Outline Planning Application for the principle of residential development on the site to the north of the Nag’s Head public house in Moreton. It also explores a form of development that could be appropriate for the site and seeks to explain the core principles involved in how an appropriate form of development would relate to and respond to context, and how development could both complement and enhance the setting of the Conservation Area and local Heritage Assets. The design approach taken has been informed by local and national planning policy, by adopted design guidance and also by pre-application consultation. The proposal is also informed by best practice context-led analysis which responds to the opportunities and constraints presented by the site. In conclusion, it is considered that the proposal constitutes an acceptable change of use of the site in planning and design terms and that – if approved – Indicative Site Layout would make a positive contribution to the built fabric of the village of Moreton.

Indicative Street Scene

16 Nag’s Head Public House, Moreton