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Land at 1-3, Coopersale Common, Epping

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Land at 1-3, Coopersale Common, Epping LAND AT 1-3, COOPERSALE COMMON, EPPING November 2020 On behalf of The Chisenhale-Marsh Estates Company CONTENTS 1.0 Introduction 1 Overview 1 Application Supporting Documents 1 Structure of this Statement 2 2.0 The Application Site 3 Site and Surrounding Area 3 Planning History 3 3.0 Pre-Application Engagement 5 4.0 The Proposed Development 7 Layout and Scale 7 Appearance and Materials 7 Landscaping and Biodiversity 7 5.0 Planning Policy Assessment 8 The Development Plan 8 National Planning Policy Framework 26 6.0 Application Assessment and Conclusions 30 Principle of Development 30 Design 31 Amenity 31 Heritage 32 Ecology, Trees and Landscaping 32 Access and Connectivity 33 Waste and Recycling Facilities 34 Contaminated Land 34 Flood Risk and Water 35 Sustainability 36 Summary and Conclusions 37 Appendices Appendix 1: Epping Forest District Council Pre-Application Response dated 20 April 2020 38 Planning Statement 1.0 INTRODUCTION Overview 1.01 This Planning Statement has been prepared by Carter Jonas LLP on behalf of The Chisenhale-Marsh Estates Company to support a full application for planning permission for the development described below at 1-3 Coopersale Common, Epping: “Proposed demolition of the existing buildings and the redevelopment of the site to provide six new dwellings, associated gardens and infrastructure” 1.02 The purpose of this Planning Statement is to provide a description of the proposals and an assessment of these against relevant planning policy and other material considerations in order to demonstrate that the application proposals represent sustainable development which should be approved without delay. Application Supporting Documents 1.03 In addition to this Planning Statement the application submission comprises the following information which is discussed throughout this Statement: • Completed application forms and certificates • Application plans and drawings including: o Site Location Plan, FYU 8_01A o As Existing Block Plan, FYU 8 E_02C o Floor Plans Survey (Existing), J0006820-20-01 o External Elevations (Existing), J0006820-20-02 o Location and Block Plan (Proposed), FYU 8 P3_01A o Site Plan, FYU 8 P3_02C o Floor Plans, FYU 8 P3_03A o Context Elevations, FYU 8 P3_04B o Context Image, FYU 8 P3_05B o Elevations, FYU 8 P3_06A o Elevations, FYU 8 P3_09 o Sketch Images 1, FYI 8 P3_07B o Sketch Images 2, FYU 8 P3_08B o Landscaping Plan, CSA/4999/100 • Design and Access Statement • Preliminary Ecological Appraisal • Ecological Walkover Survey Report • Bat Survey Report • Reptile Report • Biodiversity Offset Calculations • Donor Site Plan • Phase 1 Desk Study and Preliminary Risk Assessment • Tree Survey, Arboricultural Method Statement & Tree Protection Plan • Heritage Assessment • Condition Survey Report • Flood Risk Assessment Planning Statement Page 1 Structure of this Statement 1.04 For ease of reference this Statement is structed as follows: • Section 2: The Application Site – provides a description of the site, surrounding area and any relevant planning history. • Section 3: Pre-Application Engagement – sets out the pre-application discussions that have taken place with the local authority prior to the submission of the application. • Section 4: The Proposed Development – provides a description of the proposed development. • Section 5: Planning Policy Context – sets out the planning policy and other material considerations against which the application proposals should be considered. • Section 6: Application Assessment and Conclusions – provides an assessment of the proposals against the requirements of planning policy and other material considerations; assesses the proposals against the dimensions of sustainable development; and draws conclusions regarding the acceptability of the proposals. Planning Statement Page 2 2.0 THE APPLICATION SITE Site and Surrounding Area 2.01 The site is located to the north of Garnon Mead on the northern edge of village of Coopersale, situated approximately 1km to the east of the Market Town of Epping. The village is within the administrative boundary of Epping Forest District Council and within the Parish of Epping. 2.02 The site features a two-storey dwelling that has been sub-divided into two, together with, associated outbuildings, areas of car parking and garden land. The building is vacant. 2.03 The immediate context surrounding the site to the south and west is residential in nature and consists of dwellings predominantly two storey and terraced although there are also a number of semi-detached dwellings. Epping Forest is situated beyond the eastern and northern boundaries of the site; this forms a designated Site of Special Interest (SSSI). The metropolitan Green Belt wraps around the eastern part of the site. The site forms the boundary of the urban area/ village. 2.04 The village of Coopersale hosts a small number of services and facilities including a Cricket Club, Primary School, number of shops and convenience stores, a Church and Social Institute Hall. It is also located in close proximity to Epping, which is accessible by pedestrian footpath links close to the subject site, that is approximately 20 minutes by foot or 5 minutes by bicycle. Epping offers numerous services, facilities, and employment opportunities. The site is highly sustainable in terms of its location and accessibility by public transport to wider locations, including regular bus service to and from Epping, Harlow and Roydon and direct access into London via Epping underground station. 2.05 Other notable land uses/ constraints within the vicinity include the Epping-Ongar light railway line, located approximately 10m from the northern boundary of the site. The M11 motorway is located 0.5km to the east and the North Weald Airfield, located approximately 1km to the north east. 2.06 There are no designated heritage assets on the site or within the near vicinity. 2.07 The site is located in Flood Zone 1, with a very low risk of river flooding. Planning History 2.08 An application for the proposed development for three dwellings on the eastern part of the site that falls outside of the Green Belt was submitted to Epping Forest District Council in November 2019 (reference: EPF/3196/18). 2.09 Officers raised concerns regarding the separation distance between the proposed dwellings and the existing dwellings that were to be retained. Officers were concerned this would result in poor amenity being achieved for future occupiers, particularly with regard to overlooking. As a result, the application proposal was amended in accordance with advice received from officers to proposed one new dwelling along with the retention of the existing dwellings on site. 2.10 The amended application had been signed off with a recommendation for approval on 10 June 2018. However, a Decision Notice has not been issued to date as a result of the need for the Council and Natural England to agree mitigation measures to prevent air pollution primarily generated by vehicles damaging the Planning Statement Page 3 health of the trees and heathland habitats within Epping Forest. To date the Decision Notice associated with application reference EPF/3196/18 remains outstanding. Planning Statement Page 4 3.0 PRE-APPLICATION ENGAGEMENT 3.01 A request for pre-application advice was submitted to Epping Forest District Council (EFDC) on 17 December 2019. A pre-application response was received from the Council dated 20 April 2020. A copy of this response can be seen at Appendix 1, but key points are summarised below: Design – The Councils historic records show the existing property being on site prior to the latter half of the 19th Century, any proposal which seeks to demolish these homes will need to submit a heritage statement. – Furthermore, when considered the application, the design officer has made the following comments: • The submitted plans are extended boxes and sketch views, therefore would require scaled elevations and a street scene plan to determine acceptability more accurately. • The form and massing of the scheme needs to take cues from the local context. • The proposed buildings are too close to root protection areas of on site and nearby trees. This feature needs to be revised. • The entrance of the site defined by the view of the car park and is dominated by hard standing. Parking provision – Policy CP9 of the adopted Local Plan seeks to minimise the need for travel and promote opportunities for sustainable transport modes. The Council consider the provision of 14 car parking is considered excessive. It is therefore recommended that the number of parking spaces be reduced to one per dwelling. The proximity to the SSSI – The council were concerned the is proposal would result in a net increase in vehicle movements, and therefore a significant effect on air quality as it relates to the Epping Forest SAC cannot be screened out at this point in time. It would also be likely to lead to increased visitor pressure on the SAC given its location within the 3km Zone of Influence. Natural England’s opinion on the acceptability of the proposal – “Both Natural England and the Conservators of Epping Forest (the Conservators) strongly challenged the robustness of the HRA in terms of its methodology and conclusions. Given the uniqueness of the Forest, its high-risk status and the professed engagement between these key representors and the Council, the dispute at this stage seems most unfortunate. Nevertheless, I cannot conclude beyond reasonable scientific doubt (as the parties all agree that I must) that the Plan will not adversely affect the integrity of the SAC until steps have been taken towards resolving it”. Other Considerations – To consider the impact on trees the council considers that a Tree Survey and Tree Protection Plan should accompany the application. – Given the site is on previously developed land, the council advises that a contamination Phase 1, Phase 2 and as necessary a Detailed Remediation Scheme. Conclusions – The Local Planning Authority concluded that the proposal would not adversely affect the integrity of the Epping Forest Special Area of Conservation, therefore, would support the principle of the proposed development.
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