DOCSLIB.ORG

Town & Country Planning Act 1990

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Town & Country Planning Act 1990 TOWN & COUNTRY PLANNING ACT 1990 PLANNING APPLICATION BY MR P LEWIS LAND REAR OF ROYAL OAK PUBLIC HOUSE, OAK HILL ROAD, STAPLEFORD ABBOTTS, RM4 1JL OUTLINE APPLICATION FOR FIVE DWELLINGS INCLUDING DETERMINATION OF ACCESS, LAYOUT AND SCALE PLANNING SUPPORT STATEMENT SPL REF: 13.2310 Head Office : Old Scho ol House, Rettend on Turnpike, Battlesbridge, Essex, SS1 1 7QL T 0870 013 6996 E [email protected] W www.smartplanning.co.uk Registered In England: 04369649 All your development needs CONTENTS PAGE 1.0 INTRODUCTION ....................................................................................................... 1 2.0 SITE SPECIFIC INFORMATION ............................................................................... 2 3.0 POLICY SPECIFIC INFORMATION .......................................................................... 5 4.0 DEVELOPMENT SPECIFIC INFORMATION ............................................................ 8 5.0 PLANNING POLICY AND EVALUATION ................................................................ 11 6.0 CONCLUSIONS ...................................................................................................... 20 APPENDICES SPL1 Photographs 1-8 SPL2 Footpath 33, Nuper’s Hatch, Definitive Map; Definitive Statement; Historic Map; Digital Map, Essex County Council SPL3 Correspondence from Epping Forest District Council, 6 December 2012 SPL4 Environment Agency Map, April 2014 SPL5 Proximity of Application Site to Services and Facilities Map; Bus Maps and Timetables, April 2014 SPL6 Parking Tally, Mr P Lewis, March 2014 SPL7 Email Correspondence with the Local Highway Authority, 24 April 2014 SPL8 Email Correspondence with the Local Planning Authority, 29 April 2014 1.0 INTRODUCTION 1.1. The following is a Planning Support Statement. It is submitted in lieu of a Design and Access Statement (DAS) following the revocation of the requirement to submit a DAS with a planning application as set out in The Town and Country Planning (Development Management Procedure) (England) (Amendment) Order 2013. 1.2. The principal purpose of the statement is to ensure the development proposals are based on a thoughtful design process and a sustainable approach to access. 1.3. The statement summarises the planning issues for consideration by Epping Forrest District Council in relation to the proposed new dwellings at land rear of the Royal Oak Public House, Stapleford Abbotts. 1.4. This statement details the site and surrounding area, having consideration of access, layout and scale, linking with the simultaneous full application regarding the rationalisation of the public house grounds and the revised access arrangements. Although landscaping and appearance are reserved matters, they are also considered. 1.5. The background information to the proposal and explanatory comments are followed by a summary of relevant planning policy. Conclusions are set out within the final section of the statement. 1.6. The following documents were used in the construction of the statement: The National Planning Policy Framework (2012) Epping Forest District Council Local Plan (1998) and Alterations (2006) Essex County Council Parking Standards (2009) The Essex Design Guide (2005) 1.7. In terms of planning merits, it is considered and is demonstrated in this statement that the proposal is acceptable in light of relevant planning policies of the National Planning Policy Framework (NPPF) and Epping Forest District Council Local Plan. It is on this basis that the current application is submitted for determination by the Local Planning Authority (LPA). 1 2.0 SITE SPECIFIC INFORMATION 2.1. The site lies to the rear of the existing public house, which stands within its own land and car park (see photographs 1 and 2 at SPL1). The premises are neither Listed nor within a Conservation Area. 2.2. The site is in the District of Epping Forest within the Metropolitan Green Belt (MGB), directly adjacent to Stapleford Abbott’s village boundary. The access from Oak Hill Road to the south, sits within this village boundary, as does the public house. Please refer to the submitted Location Map, Location Plan and Existing Site Plan, drawing references 13.2310/M001, 13.2310/M004 and 13.2310/E102. 2.3. As exists there is hardstanding covering the full extent of the site, currently used for parking in connection with the public house which is undersubscribed and set out in a non-rationalised manner. The access is existing but the simultaneous full application for the public house grounds proposes a rationalisation of the grounds providing an upgraded shared surface access arrangement, which is included in the proposed plans (see 13.2310/P202A and 13.2310/P203A). Further photographs can be seen at SPL1. 2.4. In terms of immediate setting, the site sits surrounded by residential buildings and uses on all side. Directly to the east and north are residential gardens and built form, and to the south and west are dwellings, the public house and Oak Hill Road. 2.5. Stapleford Abbotts is made up of a number of dwellings of various styles and on various plots and business premises fronting onto Oak Hill Road, Bournebridge Lane to the west and Tysea Hill to the east, in a form of ribbon development. The main core of dwellings are contained within the village boundary with the surrounding area categorised as within the MGB. The pattern and grain of the area is that of dwellings interspersed along Oak Hill Road with some employment uses. 2.6. The recent completion of the building allowed by planning permission granted on the road of Kensington Park of six new detached dwellings (reference EPF/425/03) is directly to the north west of the site and stretches significantly into the MGB. 2.7. This development creates a clear precedent for potential residential expansion in much the same way. Plans 13.2310/P202A and 13.2310/P203A show the properties created by this development that are closest to this site and can be seen to the north. 2.8. The application site in its entirety, including access, covers an area of circa 0.25 2 hectares. 2.9. The location of the application site and the nature of its surroundings as described above ensure that the proposal does not offer any exception to the existing uses and character of the locality. The type and form of development proposed would accord with the uses and pattern of development in this location. 2.10. Access to the site will be via a shared access with the public house, by utilising the revised access to be implemented by the simultaneous application that has been submitted. At this point visibility is good and there are no structures impeding sight lines from the east and the west (see photographs 2 and 3 at SPL1). Currently the access is a simple hardstanding with no formal footways (see photographs 7 and 8 at SPL1). 2.11. There is a public footpath, no.33 Nuper’s Hatch, which runs from Oak Hill Road through the site to the north east. Currently it is not marked and runs through the middle of the current access road and car park without clarity. The adjacent sister application, along with this one, proposes to create a shared surface road along the full length of the footpath as it sits on this site, improving safety and clarity of the route. The footpath route can be seen at SPL2 and on the proposed illustrative layouts, references 13.2310/P202A and 13.2310/P203A. 2.12. The site boundaries are defined by an assortment of fencing and walls on all sides (see photograph 4 at SPL1) except the one connected to the public house grounds. At this point (to the southwest) the site is currently bordered by existing hardstanding (see photograph 5 at SPL1), and the proposed shared surface road and rationalised parking grounds by the aforementioned application (see plans 13.2310/P202A and 13.2310/P203A). 2.13. The public house on the land adjacent is a two storey building with the main two storey element being square in plan form. The premises are pebble dashed and double fronted, facing both the road and this site (see photographs 1 and 2 at SPL1). 2.14. These premises have been extensively re-modelled with a large conservatory and rear extension projection along the street frontage. Current access to the site and the public house is the same as proposed for this development. 2.15. In addition to an extensive planning history of the site it is also correct that two substantial detached dwellings stand on the former car park on the eastern side of 3 the pub itself. 2.16. The applicant received correspondence from the LPA on 6 December 2012 confirming the potential use of the land for housing development, with further possibility for linking with adjoining properties. The letter confirms the site is brownfield land, that it is sustainable, and that it is not open Green Belt land. The letter is attached at SPL3. 2.17. In relation to topography, the submitted Existing Site Plan reference 13.2310/E102, highlights site features and topography. 2.18. The site is not within a Flood Risk Area (see environment agency map at SPL4). 4 3.0 PROPOSAL SPECIFIC INFORMATION 3.1. The outline application proposes the building of five new dwellings to the rear of the Royal Oak Public House. 3.2. The application will provide means of access to the site, defined by the related full application, and an indicative layout for the dwellings, also determining scale. The reserved matters will be that of landscaping and appearance. 3.3. The proposal provides an opportunity to maximise the potential of the site whilst being mindful of surrounding developments and given the provision of appropriate parking for the public house from the adjacent parking rationalisation application. 3.4. The site in itself has several favourable qualities which make it particularly suitable in the locality for a scheme of the nature proposed, as follows: It is sustainable as it is in close proximity to local amenities and services including a school, village hall, public houses and general store in Stapleford Abbotts (see Proximity Map at SPL5).
Load more

Recommended publications
  • Terling & Fairstead Parish Council Parish Fairstead & Terling
    Village Design Statement Terling & Fairstead Parish Council Parish & Fairstead Terling September 2014 2 2 Contents Introduction Process Summary Your Planning Considerations Background Character Assessments Landscape Character Assessment Terling Village Centre Owls Hill New Road and Fairstead Road Hull Lane, Mill Lane and Norman Hill, Gambles Green & Flacks Green Waltham Road and Hare Green Fairstead Church End Fuller Street Ranks Green Parish-Wide Characteristics Conclusions Appendices not part of the approved document Appendix A Issues outside the scope of the VDS Appendix B Future Parish Consultation Appendix C The Natural History of Terling Appendix D Village Envelope Appendix E Listed Buildings Appendix F Results of Questionnaire Appendix G Diary of Events Acknowledgements Useful Contacts 3 3 Poster adverting the first public meeting on 7th February 2007 4 4 Introduction Rural communities are seen to be under threat from ill-conceived and badly designed planning and development. The purpose of a Village Design Statement (VDS) is to enable local people to have a say in how they wish their village to develop so that it does not lose its essential characteristics. The Terling and Fairstead Village Design Statement describes the particular character of our Parish and makes recommendations (guidelines) to influence future planning and development. It has been drawn up by representatives of the Parish in full consultation with the residents, businesses and the local planning authorities. The VDS is no paper exercise. Braintree District Council (BDC) formally approves the guidelines in a VDS and uses them in the determination of planning applications. This means that private and public planners and developers, builders, landowners, employers, architects and homeowners need to view it so that they can make informed decisions about how their plans affect the village character and environment.
    [Show full text]
  • Tc Walks Leaflet D5 (With 30 Years Logo)
    Introduction: This walk is approximately 11k long, taking about 3.5 hours to complete at a steady pace, along paved, gravel and unmade footpaths, K including parts of the London Loop and/or Ingrebourne Way FP136, as S R E L well as following some of the valley of the River Ingrebourne. C H U U R Q C E H H E Start: From the bus stand in Tees Drive at the junction with Noak Hill R S 1 O C O A L A D L C HILL FARM O E W K O Road (served by frequent bus routes from Hornchurch, Harold E 2 R N Wood and Romford), turn right into and cross Noak Hill Road D A ST. THOMAS’S CHURCH O onto the footpath opposite. Walk along this path and uphill for R L W IL 3 H about 500 metres to the junction with Church Road and K A O 1 N Chequers Road. Continue ahead along Chequers Road for MANOR FARM about 250 metres passed Manor Farm on your right until you E reach Lower Noke Close on the right. S DAGNAM PARK T 2 Turn right into Lower Noke Close through a large green metal A gate, signposted as the beginning of Ingrebourne Way FP136. 5 H 4 After about 250m the road turns left to go under the M25 (into H A DAGNAM HOUSE Wrightsbridge Road next to Old Macdonalds Farm). Continue ahead for about 300m along a C gravel path, which is an entrance to Dagnam Park (The Manor), with fields and woods on both MES sides.
    [Show full text]
  • Historic Environment Characterisation Project
    HISTORIC ENVIRONMENT Chelmsford Borough Historic Environment Characterisation Project abc Front Cover: Aerial View of the historic settlement of Pleshey ii Contents FIGURES...................................................................................................................................................................... X ABBREVIATIONS ....................................................................................................................................................XII ACKNOWLEDGEMENTS ...................................................................................................................................... XIII 1 INTRODUCTION................................................................................................................................................ 1 1.1 PURPOSE OF THE PROJECT ............................................................................................................................ 2 2 THE ARCHAEOLOGY OF CHELMSFORD DISTRICT .................................................................................. 4 2.1 PALAEOLITHIC THROUGH TO THE MESOLITHIC PERIOD ............................................................................... 4 2.2 NEOLITHIC................................................................................................................................................... 4 2.3 BRONZE AGE ............................................................................................................................................... 5
    [Show full text]
  • Sites Come the ‘Call for Sites’ Process
    Epping Forest District Council November 2008-January 2009 8.1 The two largest current technically ‘pre- C Sites viously developed’ brownfield sites in the dis- trict are both in Epping, at St Margaret’s Hospi- tal and St John’s School. Both now have outline 8. Sites in the Urban Area permission and with no requirement for gypsy/ traveller provision. Careful consideration has been given to whether or not Gypsy/traveller provision should be sought here, but because of the advanced stage of both schemes, and Urban Sites Issues because both are ‘enabling development’ this • No urban sites have been suggested has been rejected. for gypsy and travellers sites as part of 8.2 If other large brownfield sites come the ‘Call for Sites’ process. forward provision might be sought, this could • In the appeal case at Holmsfield Nurs- be equivalent to 20% of the site area, for sites ery (June 2008) the Secretary of State of 1 Ha or above. As this would eat into the accepted that a site within the built up site area and would reduce the area available area would be unlikely to be suitable for affordable housing; an alternative might be because of amenity considerations, or contributions towards off site provision, where affordable because of values of com- a developer secures that site. peting land uses. • If sites in the urban area are to come forward they are likely to be publicly owned. An exhaustive search has been Question 8 undertaken of sites on the ‘terrier’ Large Urban Sites which is the map of Council owned sites.
    [Show full text]
  • 17.0 STAPLEFORD ABBOTTS 17.1 Overview 17.2 Visual Character
    17.0 STAPLEFORD ABBOTTS 17.1 Overview 17.1.1 Stapleford Abbotts is situated at the southeastern corner of Epping Forest District, to the east of Chigwell Row and southeast of Abridge. Stapleford Abbotts Wooded Ridges and Valleys Landscape Character Area (G5) provides the northern, eastern and western landscape setting to the village. 17.1.2 The northern edge of the settlement consists of small scale fields in close proximity to the edge of the settlement and medium scale fields at a further distance. These fields are delineated by hedgerows and some hedgerow trees. The landscape slopes gently downwards towards the Bourne Brook which runs north south towards the northern part of the village. 17.1.3 On the southern edge of the settlement the landscape is more steeply undulating and encompasses an irregular field pattern of different scale fields. Some field boundaries are marked by hedgerows and a scattering of hedgerow trees whilst others are more open. The Bourne Brook continues to flow southward from the southeastern edge of the village and the land descends towards it, steeply on the western edge and more gently in the southeast. Several patches of mixed coniferous and deciduous woodland and plantations are scattered within this area, providing a sense of enclosure. 17.2 Visual Character 17.2.1 The analysis of key visual characteristics and attributes that contribute to variations in the overall character of the landscape within the fringes Stapleford Abbotts are illustrated on Figure 17.1 and described in summary below: The entirety
    [Show full text]
  • London LOOP Section 22 Harold Wood to Upminster Bridge
    V4 : May 2011V4 : May London LOOP Directions: Exit Harold Wood station by the stairs at the end of the platform Section 22 to join the LOOP route which passes the station‟s main exit. Harold Wood to Upminster Bridge Once outside the station and on Gubbins Lane turn left then left again into Oak Road. Follow the road straight ahead past Athelstan Road and Ethelburga Road – lots of Saxon names here - and then go down Archibald Road, the third street on the right. Go through the metal barrier onto the gravel road passing the houses on the right and the Ingrebourne River quietly flowing by on the left. Continue on the short stretch of tarmac road to the busier Squirrels Heath Road and turn right. Start: Harold Wood (TQ547905) Station: Harold Wood After a short distance turn left into the modest Brinsmead Road A which Finish: Upminster Bridge (TQ550868) leads to Harold Wood Park. Station: Upminster Bridge Go through the gate and turn immediately right onto the path. Just before Distance: 4 miles (6.9 km) the carpark turn left to follow the tarmac path along the avenue of trees, passing tennis courts on the right. At the end of the path turn left and go past the children‟s playground on the right. A footbridge comes into view on Introduction: This section goes through Pages Wood - a superb new the right. Go over the Ingrebourne River via the wooden footbridge to enter community woodland of 74 hectares, as well as other mysterious woodland, Pages Wood. Turn right and follow the gravel path.
    [Show full text]
  • London Loop. Section 23 of 24
    Transport for London. London Loop. Section 23 of 24. Upminster Bridge to Rainham. Section start: Upminster Bridge. Nearest station Upminster Bridge . to start: Section finish: Rainham. Nearest station Rainham . to finish: Section distance: 4 miles (6.4 kilometres). Introduction. This section starts with the fascinating Upminster Windmill and generally follows the River Ingrebourne. You walk through Hornchurch Country Park which has gone through several phases as a farm, military airfield, gravel quarry and rubbish tip, until its acquisition in 1980 by the local authority. The terrain is almost completely level with tarmac or firm gravel paths and there are no stiles, so all this section is very accessible. There are pubs at Upminster Bridge, Hacton Lane, Rainham Road, Rainham village, and cafes and toilets at Rainham and Hornchurch Country Park. There is also a toilet next to Upminster Bridge station. Directions. Leave Upminster Bridge station and turn right onto the busy Upminster Road. Go under the railway bridge and past The Windmill pub on the left. Cross lngrebourne River and then turn right into Bridge Avenue. To visit the Upminster Windmill continue along the main road for a short distance. The windmill is on the left. Did you know? Upminster Windmill was built in 1803 by a local farmer and continued to grind wheat and produce flour until 1934. The mill is only open on occasional weekends in spring and summer for guided tours, and funds are currently being raised to restore the mill to working order. Continue along Bridge Avenue to Brookdale Avenue on the left and opposite is Hornchurch Stadium.
    [Show full text]
  • Spring 2021 North Weald, Passingford, Lambourne and Theydon Bois
    1 Spring 2021 North Weald, Passingford, Lambourne and Theydon Bois Introduction to your local officer PC Andy Cook is the Community Policing Team beat officer for North Weald, Passingford (to include Stanford Rivers, Stapleford Abbotts and Tawney, and Theydon Garnon and Mount), Lambourne (to include Abridge and Lambourne End) and Theydon Bois. He has been an officer for 17 years, and performed a number of roles within the Epping Forest District as well as Harlow. PC Cook joined the Epping Forest District Community Policing Team in 2008. Day to day work for PC Cook involves patrolling his beat areas, addressing local concerns and carrying out enquiries for various crimes allocated to him which have occurred in these areas. These include low and medium risk hate crimes. PC Cook works particularly closely with the various Parish Councils, attending meetings and providing updates where possible. He has put his contact details in local publications and Above: PC Andy Cook welcomes being contacted, and would also be happy to visit for crime prevention advice. Introduction from the District Commander, Ant Alcock “Hi everybody. My name is Ant Alcock and I’m a Chief Inspector with Essex Police, currently the District Commander for Epping Forest and Brentwood where I hold responsibility for policing. I wanted to take the time in this edition to explain the policing structure within Epping Forest. Based at Loughton Police Station, there is the Local Policing Team (LPT), Community Policing Team (CPT), Town Centre Teams (TCT) and the Criminal Investigations Department (CID). LPT provide the 24/7 cover responding to emergency and non-emergency incidents.
    [Show full text]
  • EGSG Stapleford Abbotts Airfield
    EGSG Stapleford Abbotts Airfield USER GUIDE SEPTEMBER 2016 Contents Thank you! .................................................................................................................................................... 3 Product requirements ................................................................................................................................ 4 What will you miss out on if you don’t have Orbx FTX England installed? ................................... 4 Quick Installation Guide ............................................................................................................................. 5 Scenery Coverage Area ............................................................................................................................... 6 Airport Information and Charts ................................................................................................................. 7 The EGSG Control Panel ............................................................................................................................. 8 Quick Reference Simulator Settings ......................................................................................................... 8 Product Technical Support ......................................................................................................................... 9 Please do NOT email support requests ................................................................................................ 9 Use the forum search function .............................................................................................................
    [Show full text]
  • Download Granary, 7 Cranham Hall Mews, the Chase
    Page 115 RE: Granary, 7 Cranham Hall Mews, The Chase, Upminster, Essex RM14 3DB IMPORTANT-THIS COMMUNICATION AFFECTS YOUR PROPERTY TOWN AND COUNTRY PLANNING ACT 1990 (as amended by the Planning and Compensation Act 1991) ENFORCEMENT NOTICE B TO: 1. The Owner of the said land 2. The Occupier of the said land 3. Stuart Justin Allen of Granary, 7 Cranham Hall Mews, The Chase, Upminster, Essex RM14 3DB 4. Jennifer Allen of Granary, 7 Cranham Hall Mews, The Chase, Upminster, Essex RM14 3DB 5. The Company Secretary, BARCLAYS BANK PLC (Co. Regn. No. 1026167) of PO Box 187, Leeds, LS111AN ISSUED BY: London Borough of Havering 1. THIS IS A FORMAL NOTICE which is issued by the London Borough of Havering ("the Council") because it appears to the Council that there has been a breach of planning control, under Section 171A(1)(a) of the above Act, at the land described below. The Council considers that it is expedient to issue this Notice, having regard to the provisions of the development plan and to other material planning considerations. 2. THE LAND AFFECTED The land and property known as Granary, 7 Cranham Hall Mews, The Chase, Upminster, Essex RM14 3DB (Reg. Title No. BGL78186) shown outlined in bold black on the copy of the attached title plan labelled "BGL78186" ("the Land"). 3. THE BREACH OF PLANNING CONTROL ALLEGED Without planning permission, the unauthorised use of agricultural (Green Belt) land for residential purposes in the area shown outlined with a bold black line and hatch filled on the attached plan labelled with "Land used as residential at Granary - 7 Cranham Hall Mews".
    [Show full text]
  • Coates' Cuttings
    Coates’ Cuttings The Chelmer Canal Trust’s Newsletter Registered Charity No 1086112. The Chelmsford Sea Cadets on the River Can: Providing boat trips for the Rivers Celebration Day Issue 50 February 2015 In this issue Pages 3 ...................................................................... Editor’s Column 4 .................................... Celebrating the Rivers of Chelmsford 6 .......................................... Book Review: Mammals of Essex 8 ................................... A Pod of Whales Visit the Blackwater 10 ............................................................ Treasure Hunting Fun! 12 ......................... Canal Side Recollections by David Williams 19 .......................... Illustrated Talk on the Village of Heybridge 22 ................................................. River Users’ Group Meetings 23 ................................................................ The Quagga Mussel 26 .................................................. Spotted along the Navigation 28 ............................................................ Useful phone numbers ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ We welcome these new members: Ian Benwith from Billericay. Kim Naish from Colchester. Maurice Austin from Chelmsford. ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ We welcome members’ photos, articles and other contributions to Coates’ Cuttings. Please e-mail them to [email protected] or post them to Windmill Pasture, Little Waltham Road, Chelmsford, Essex, CM1 7TG. - 2 - Editor’s column. This being issue
    [Show full text]
  • London in Bloom Results 2015 the London in Bloom Borough of The
    London in Bloom Results 2015 The London in Bloom Borough of the Year Award 2015 Islington Gardeners Large City London Borough of Brent Silver Gilt London Borough of Hillingdon Silver Gilt London Borough of Ealing Gold London Borough of Havering Gold & Category Winner City Group A London Borough of Haringey Silver London Borough of Merton Silver London Borough of Sutton Silver Gilt Westminster in Bloom Gold & Category Winner City Group B Royal Borough of Greenwich Silver Royal Borough of Kingston upon Thames Silver London Borough of Tower Hamlets Gold Royal Borough of Kensington & Chelsea Gold Islington Gardeners Gold & Category Winner Town City of London Gold London Village Kyle Bourne Village Gardens, Camden Silver Barnes Community Association, Barnes Silver Gilt Hale Village, Haringey Silver Gilt Twickenham Village, Richmond upon Thames Silver Gilt Walthamstow Village in Bloom, Waltham Forest Gold & Category Winner Town Centre under 1 sq. km. Elm Park Town Centre, Havering Silver Canary Wharf, Tower Hamlets Gold & Category Winner Business Improvement District Croydon Town Centre BID, Croydon Bronze The Northbank BID, Westminster Bronze Kingstonfirst Bid, Kingston upon Thames Silver Gilt The London Riverside BID, Havering Silver Gilt Waterloo Quarter BID, Lambeth Silver Gilt London Bridge in Bloom, Southwark Silver Gilt & Category Winner Urban Community Charlton Triangle Homes, Greenwich Silver Gilt Bankside – Bankside Open Spaces Trust, Better Bankside/Southwark Silver Gilt & Category Winner Common of the Year (Sponsored by MPGA) Tylers
    [Show full text]