Hastingwood Park, Barns Community

1.0 Introduction 6 1.1 Purpose 1.2 Background 1.3 The proposal

2.0 Site and Surrounding Area 10 2.1 Site overview 2.2 Site history 2.3 Access and movement 2.4 Opportunities and constrains

3.0 Design Concept 16 4.1 Design objectives 4.2 Concept Design Rationale

4.0 Design Proposals 20 4.1 Footprint 4.2 Comparison and Location of Unit types 4.3 Access and Movement 4.4 Architectural concept 4.5 Sustainability 4.6 Landscape strategy

5.0 Conclusions 36 Appendices 40

Revision Description Issued by Date Checked Application by Ultrabox Brent House Farm Ltd for full A Design and Access Statement AK 08/09/2016 DC Planning Permission for the erection of eleven detached dwellings with parking, access, amenity space and landscaping on land to the rear of Harlow, Essex CM17 9JD. This report, together with further information accompanying this application relate to the present situation and may be subject to supplementary information as discussions progress with the local authority.

Approved DC

Signature

Date 08/09/2016 6 | Design and Access Statement| Introduction

1.0 Introduction and background

1.0 Introduction | Design and Access Statement| 7

Introduction 1.1 Purpose 1.2 Background 1.3 The proposal 8 | Design and Access Statement| Introduction

1.1 Purpose 1.2 Background 1.3 The proposal Scott Brownrigg & Scott Brownrigg Planning are appointed The full site address is Land known as Brent House Farm, Following the approval of application EPF/2027/14, Ultrabox by Ultrabox Brent House Farm Ltd (‘Ultrabox’) to provide Harlow Common, North Weald, Essex, CM17 9JD. The site have undertaken an extensive marketing exercise in order architectural and planning services in respect of their land is referred to as ‘Hastingwood Park’ and falls within the to finance the construction of the approved development. holding ‘Hastingwood Park’, at the former Brent House district of Epping Forrest and county of Essex. As a result of changes to the property market for executive Farm, Harlow Common. homes and due to significant changes within the home Easting: 548452. Northing: 208681 buying market generally, Ultrabox have not been able to This Report forms the principal document in relation to the The site has a varied planning history and benefits from: secure the required level of capital to commence with submission of a detailed planning application for the reconstruction and the market advice received nolonger development of the site. • planning permission ref: EPF/2027/14 for the supports a gated luxury homes development on this site. demolition and reconstruction of the Farm House together Together with other supporting documents, the Design and with the erection of 10. no. additional dwellings, served off Agency advice has been sought and a revised proposal Access Statement sets out the detailed justification for the the existing approved vehicular access on Harlow Common/ drawn up which reduces the size of the proposed properties erection of 20 dwellings. Foster Street together with internal road layout, parking, and in line with market expectations for the local area and The application is made following the approval of an 11-unit a scheme of landscaping and tree planting; provides a range of unit sizes that will appeal to a wider scheme on 12th December 2014 Reference EPF/2027/14. economic population group which will also offer affordable • a lawful development certificate ref: EPF/1887/14 homes. Included within this document, are details on: which enabled the use of a large portion of the site for uses associated with motor vehicle storage and repair; Although the proposed development proposes greater • the planning history of the site; number of small units with a total of 20 dwellings from the • planning permission ref: EPF/1285/11 for the • the sites designations and constraints; consented scheme, through a careful design process, the demolition of two residential units and outbuildings and application will reduce the overall developed footprint of • relevant government advice and the position of replacement with construction of two new dwellings, the site by 153 sq.m, a reduction of 9% from the previously relevant development plan policies; together with associated parking and landscaping, and consented scheme with only a small increase of circa. 300 retention of existing dwelling house; and • information in relation to design and sustainability sq.m in GEA. in as much detail as possible at this stage in the • planning permission ref: EPF/1370/10 for the The key features of the previous scheme will be retained, development process; demolition of industrial buildings and associated structures, including the provision of high quality private amenity and removal of authorised use of site for car repair, storage and • impact upon the surrounding area, specifically in open space leading to an enhanced local environment. related uses, and replacement with construction of eight terms of residential amenity; residential dwellings, together with associated parking and The proposals will bring a site which has been derelict • consideration of planning obligations; and landscaping. for some time back into beneficial use. It will provide high quality family market housing and includes the provision of • details of the planning process and timetable • a lawful development certificate ref: EPF/2212/09 some affordable dwellings. moving forward. for use of existing units and adjoining land for the service, repair, maintenance and storage of motor vehicles, plant In all these respects, it is considered that the proposal This Design and Access Statement should be read in and machinery and/or parts, motor vehicles, plant and will bring about significant planning benefits and is in conjunction with all the accompanying technical reports, machinery. accordance with the National Planning Policy Framework including the supporting Planning Statement by Scott and Planning Practice Guidance. Brownrigg Planning. Detailed consideration of the planning history is set out within the supporting Planning Statement. Introduction | Design and Access Statement| 9

Site boundary with surroundings

Existing vacant building on site

Site boundary with surroundings 10 | Design and Access Statement| Introduction

2.0 A summary of the approved outline masterplan

2.0 Introduction | Design and Access Statement| 11

Site and Surrounding Area _ 2.1 Site overview 2.2 Site history 2.3 Access and movement

2.4 Opportunities and constraints 12 | Design and access Statement | Site and Surrounding Area

2.1 Site overview

The site is an area of land or circa. 3.3 acres which lies to the immediate east of the M11 motorway and approximately 2 miles to the east of the nearest settlement of Harlow. Although the site constitutes previously developed land, and therefore referred to as ‘brown field’, it falls within the designated Green Belt. The site is within Flood Zone 1 and is therefore at the lowest risk of flooding. The site is not within a conservation area, nor is it designated in planning terms for any other purposes. Beyond the site, agricultural fields exist to the south and north, the topography of the site is generally flat. The plot is linear in nature and is sandwiched between other residential plots of similar characteristics. The easterly boundary abuts large residential dwellings in their own plots, with undeveloped land to the immediate west and isolated dwellings beyond.

2.2 Site history

The site has an extensive history as outlined at 1.2 of this Statement. The history is expanded upon, below:

Lawful Development Certificate EPF/2212/09

Historically, the site has accommodated motor vehicle related uses for a significant period of time. These uses took place in a series of small commercial units, but collectively established a wider operation on the site.

Records show that these units, which were originally constructed in 1958 as agricultural barns, had been used for commercial use since 1963. This was clarified by a decision of the Minister of Housing and Local Government who stated in March 1969 that the use of the site for vehicle Existing Site and the Boundary Site and Surrounding Area | Design and Access Statement | 13 repair had become established by virtue of the continued is noted that the existing lawful uses (as set out by Lawful This development has also been commenced following use for sufficient time. Development Certificate EPF/2212/09), were paramount to the discharge of pre-commencement conditions. This the planning arguments in relation to the new residential permission is therefore live in perpetuity. In recent planning documents, it is confirmed that although development. the buildings were vacant, at the point of the LDC being Amending Consents determined, due to the operator of the site entering It is clear from the information contained within the planning administration, these uses are still readily available for ‘car- register, that the impact of the existing lawful use, was In addition to the 2011 planning permission, three non- related uses’. judged to be significantly worse than the environmental material (S96a) amendments are relevant: effect of the residential proposals. In this regard there The Lawful Development Certificate for an existing use, was was a significant and demonstrable net benefit to a • EPF/0512/13 - NMA of EPF/1370/10 - Amendment issued by Epping Forest District Council in December 2009. residential redevelopment. It is also clear that neighbours of the application red line to reflect and regularise land The certificate is described as: to the application site wanted to see the lawful uses ownerships and to realign proposed residential gardens. cease and consequently they were highly supportive of the For use of existing units and adjoining land for the service, development proposals. • EPF/1307/12 - NMA of EPF/1285/11 - Amendment repair, maintenance and storage of motor vehicles, plant to revise the approved two 3 bed units into two 4 bed and machinery and/or parts, motor vehicles, plant and The principle and quantum of a development on this site is properties. machinery. therefore considered to be acceptable by the LPA. • EPF/1305/12 - NMA of EPF/1370/10 - Amendment Planning Permission EPF/1370/10 Planning Permission EPF/1285/11 to revise the approved four 3 bed units and four 4 bed units into four 4 bed units and four 5 bed units. On the 21st October 2010 planning permission was granted On the northern part of the site, development was approved for: on the 15th August 2011 for: Lawful development certificate EPF/1887/14

Demolition of industrial buildings and associated structures, Demolition of two residential units and outbuildings and The 2014 lawful development certificate provided legal removal of authorised use of site for car repair, storage and replacement with construction of two new dwellings, clarification that application EPF/1285/11 as set out above, related uses and replacement with construction of eight together with associated parking and landscaping, and has been commenced and is therefore lawfully extant. residential dwellings together with associated parking and retention of existing dwelling house. landscaping. Planning Permission EPF/2027/14 The principle justification for the redevelopment of the The application, which only relates to the southern half of dwellings to the north focused around the need to enable a The latest planning consent allowed for the amalgamation of the site, was accompanied by several pre-commencement viable development across the site as a whole. At the point the two existing planning consents in to a single, cohesive conditions and a s.106 legal agreement. A Certificate of of this application being considered, the October 2010 design which allowed for the development of a high-end Lawful Development (Ref: EPF/2697/13) agreeing that the consent relating to the southern portions of the site had not ‘executive’ residential product, within a high quality local development has been lawfully commenced was issued been commenced. The lawful development certificate was environment. The approval retained the approved quantum by the Council on the 16th January 2014. This application therefore still effective. of development of 10 additional dwellings, made up of is therefore extant and live for the purposes of this pre- the two proposed dwellings from EPF/1285/11 and the application enquiry. Again, the northern portion of the site was within the additional eight dwellings approved (and commenced) designated Green Belt, it was therefore necessary to under EPF/1370/10. The original farmhouse was also As the application site is within the adopted Green Belt, demonstrate Very Special Circumstances to justify the proposed to be demolished and rebuilt. the Council had to be satisfied in determining an approval developments approval. that Very Special Circumstances existed. In this regard, it 14 | Design and access Statement | Site and Surrounding Area

2.3 Access and movement

Access and egress to the site is provided off an unclassified road known as Harlow Common/ Foster Street.

The access is approved under the two extant planning consents and is therefore already determined as acceptable for the proposed quantum of residential dwellings.

Within the site, the circulation roads are designed to accord with the Essex Design Guidelines allowing a foward gear access and egress.

2.4 Opportunities and constraints

There are no landscape based designations of note within 800m of the site. There are three listed structures within close proximity. These structures include: • Thatched Cottages – Grade II. LB Ref: 1111383 • Crabb’s Farmhouse – Grade II. LB Ref: 1111394 • Magpie Cottage – Grade II. LB Ref: 1308819 In addition to these statutory designations, the site does have a number of services crossing the site below ground. The proposed development will respond to this.

Site Access and movement Main Access to the Site happens through the Harlow Common road (indicated as red arrows). The access from M11 happens through Mill street (indicated as grey arrows) Site and Surrounding Area | Design and Access Statement | 15

Existing trees There are number of existing trees on Site, that should be remained due to the green belt and also for screening purposes.

Listed Structures The three listed structures within close proximity to the Site are indicated on this diagram: • Thatched Cottages – Grade II. LB Ref: 1111383 • Crabb’s Farmhouse – Grade II. LB Ref: 1111394 Below Ground Services • Magpie Cottage – Grade II. LB Ref: 1308819 Thames Water infrastructure is crossing the Site. The development should respond to this. 16 | Design and Access Statement| Introduction

4.0 Design objectives and scheme development

3.0 Introduction | Design and Access Statement| 17

Design Concept 3.1 Design objectives 3.2 Concept Design Rationale 18 | Design and Access Statement | Design Concept

3.2 Concept Design rationale

3.1 Design objectives

The Site is situated within the designated Green Belt, which Overlooking Issues Site visual accessibility has at its heart the protection of openness. Therefore the views to the landscape beyond and through the site is a The 2014 permission ensures that future occupiers The Site is situated within the designated Green Belt, significant material planning consideration. It also presents of the development are provided with long pleasant which has at its heart the protection of openness. a real opportunity in design terms. views to the private gardens, public green spaces and Therefore the views to the landscape beyond and the countryside beyond; rather than to the neighbour- through the site is a significant material planning con- The consented scheme maintains a large amount of linear ing building windows. sideration. It also presents a real opportunity in design separation between the residential plots in order to maintain This principle must be retained through the amended terms. the visual permeability of the site and also to ensure that proposal. In the proposals, this has been reconsidered and linear the density of the proposed development appears low, views have been incorporated throughout the proposed delivering better spaces throughout the site which are development. This also gives the appearance of a compatible with the countryside location. scheme of lower density delivering better spaces throughout the site. This principle must be retained through the amended proposal. Design Concept | Design and Access Statement | 19

Garages Orientation and residential frontage Private Gardens Communal Amenity, The Village green

The revised proposal will maintain the In order to maintain the sense of the All units are provided with a proportionate A large central area of communal open previously adopted approach in respect of arrival to the site, the proposed develop- family garden. space, with a Village Green like character garages. Positioning the garages adjacent ment will continue the landscape princi- must be provided. to the dwellings will also reduce the built ples, ensuring that the orientation of the appearance on the site. All properties will proposed dwellings provides appropriate be provided with sufficient private space or separation without the need for boundary garage space to park two family cars. treatment. No fence line will be needed. 20 | Design and Access Statement| Introduction

6.0 Conclusion

4.0 The Proposal 4.1 Footprint 4.5 Sutainability 4.2 Comparison and location 4.6 Landscape strategy of units types

4.3 Access and Movement 4.4 Architectural concept 22 | Design and Access Statement | The Proposal

© Scott Brownrigg Ltd Cattle GEA Grid Figured dimensions only are to be taken from Consented scheme footprints 4.1 Footprint Name Level Area this drawing. All dimensions are to be 98.5m checked on site before any work is put in Brent hand. House Farm

House 1-4 Typology 1 (4 units)The 229.24 m² Links House 1-4 Typology 1 (4 units) 2467.5 ft²The blue outlines opposite illustrate the consented positions House 1-4 Typology 1 (4 units) Level 00 229 m² House 1-4 Typology 1 (4 units) Level 01 229 m² House 5-6and Typology footprints3 (2 units) of the units superimposed on the revised 170.91 m² 458 m² proposals.1839.7 ft² The proposals therefore have placed the location House 7-8 Typology 3 (2 units) of the170.91 units m² broadly in the same position as consented. 1839.7 ft² House 5-6 Typology 3 (2 units) House 5-6 Typology 3 (2 units) Level 00 171 m² House 9-10 Typology 3 (2 units) Crabbs 170.91 m² Farm House 5-6 Typology 3 (2 units) Level 01 171 m² The revised1839.7 ft² proposals reduce the footprint of the units 342 m² on the site by 9%. This has been achieved by making the

House 11 Typology 5 (1 unit) overall footprints116.65 m² of the units smaller, removing or reducing House 7-8 Typology 3 (2 units) 1255.6 ft² the size of garages and also designing the units to be more House 7-8 Typology 3 (2 units) Level 00 171 m² House 12-15 Typology 2 (4 units) 277.50 m² House 7-8 Typology 3 (2 units) Level 01 171 m² efficient. 2986.9 ft² 342 m² House 16 Typology 4 (1 unit) 108.29 m² 1165.7 ft² House 9-10 Typology 3 (2 units) Waterlees House 17 Typology 5 (1 unit) House 9-10 Typology 3 (2 units) Level 00 171 m² 116.65 m² 1255.6 ft² House 9-10 Typology 3 (2 units) Level 01 171 m²

Walnut Tree 342 m² Scheme 1 Legend Cottages House 18-19 Typology 3 (2 units) 1 170.92 m² 108 m²

1839.7 ft² House 11 Typology 5 (1 unit) 117 m² 4 171 m² Thatches House 11 Typology 5 (1 unit) Level 00 117 m² 229 m² House 20 Typology 4 (1 unit) House 11 Typology 5 (1 unit) Level 01 90 m² 277 m² 108.29 m² 1165.6 ft² 207 m²

Level 00 House 12-15 Typology 2 (4 units) 1 1 : 1000 House 12-15 Typology 2 (4 units) Level 00 277 m² Proposed scheme footprints House 12-15 Typology 2 (4 units) Level 01 277 m²

Cattle Grid 555 m²

98.5m Brent House Farm House 16 Typology 4 (1 unit)

House 1-4 Typology 1 (4 units)The 229.24 m² Links House 16 Typology 4 (1 unit) Level 00 108 m² 2467.5 ft² House 16 Typology 4 (1 unit) Level 01 108 m²

House 5-6 Typology 3 (2 units) 217 m² 170.91 m² 1839.7 ft²

House 7-8 Typology 3 (2 units) House 17 Typology 5 (1 unit) 170.91 m² Revision Description Date Drawn 1839.7 ft² House 17 Typology 5 (1 unit) Level 00 117 m² House 17 Typology 5 (1 unit) Level 01 90 m² House 9-10 Typology 3 (2 units) Crabbs 170.91 m² Farm 77 Endell Street 1839.7 ft² 207 m² London WC2H 9DZ T +44 (0)20 7240 7766 F +44 (0)20 7240 2454 House 18-19 Typology 3 (2 units) W scottbrownrigg.com House 11 Typology 5 (1 unit) 90.12 m² House 18-19 Typology 3 (2 units) Level 00 171 m² 970.0 ft² House 18-19 Typology 3 (2 units) Level 01 171 m² Client's Name House 12-15 Typology 2 (4 units) Ultrabox 277.50 m² 342 m² 2986.9 ft²

House 16 Typology 4 (1 unit) 108.29 m² House 20 Typology 4 (1 unit) Job Title 1165.7 ft² Brent House Farm

Waterlees House 20 Typology 4 (1 unit) Level 00 108 m² DN House 17 Typology 5 (1 unit) 90.12 m² House 20 Typology 4 (1 unit) Level 01 108 m² Drawing Title 970.0 ft² 217 m² GEA Areas

Scheme 1 Legend Walnut Tree Cottages DN

90 m² 1 House 18-19 Typology 3 (2 units) 170.92 m² 108 m² Site footprint of consented scheme 1793sqm 1839.7 ft² Scale 171 m² 4 Site footprint of proposed 20 units scheme 1640sqm 1 : 1000 @ A1

229 m² Thatches

277 m² Drawing Number Rev House 20 Typology 4 (1 unit) Overall 9% reduction in building footprint 108.29 m² 15806 A TP(00) 005 1165.6 ft² Status PLANNING Level 01 2 1 : 1000 The Proposal | Design and Access Statement | 23

Consented scheme

Proposed scheme 24 | Design and Access Statement | The Proposal

Access Diagram. Key: Site boundary

Approved development

Proposed development The Proposal | Design and Access Statement | 25 26 | Design and Access Statement | The Proposal

4.2 Comparison and location of Unit Types

A greater range of unit size and types has been proposed in the revised scheme. This allows for the site to accom- modate a broader range of occupiers and not be restricted soley to the high end executive homes market. The Proposal | Design and Access Statement | 27

Views Between Units Orientation Access

By arranging the new layout in the same location as the The same orientation as the consented scheme allows for All primary entrances are from the principle access road. consented scheme, the views between units are maintaind. views through the units into the landscape.

Garages Central Village Green Private Gardens

The number of garages in the proposed scheme has been This space has been maintained in the same location. The area of private gardens and open space in the revised reduced from the consented scheme. proposals has been increased as a result of reducing the overall built footprint of the units. 28 | Design and Access Statement | The Proposal

4.3 Access and movement Access and egress to the site will be provided off Harlow Common/ Foster Street at the same point as existing. The same access solution has been provided as the consented scheme. Within the site materials will be used to differentiate between the private drives and the shared access surfaces. The proposed layout will allow vehicles to enter and exit the site in a forward gear and it is demonstrated within the architectural drawings that large vehicles can enter or exit in a forward gear.

Access Diagram. Key: Site Boundary Access to the Site from M11

Access to the Site by Harlow Common

Access to the typologies within the Site The Proposal | Design and Access Statement | 29

Sketch Elevation of the Development

Entrance to the Site 30 | Design and Access Statement | The Proposal

4.4 Architectural concept

Archi-types sketches

The proposed amendments will reflect the rural environs and will replace the suburban cul-de-sac development that is approved. Indicative layouts, and early stage architectural concepts are shown in the artists impressions of the development. It is noted that extensive landscaping will mean that these views will be completely screened and hidden from public vantage points. Sections through the site, elevations and detailed plans accompany the planning application. We will also include an approved and proposed comparison to allow the benefits of the proposed residential development to be visualised. The Proposal | Design and Access Statement | 31