DOCSLIB.ORG

SJK Planning Ongar, Essex, CM5 9EQ Chartered Town Planners Tel 01277 362489

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
SJK Planning Ongar, Essex, CM5 9EQ Chartered Town Planners Tel 01277 362489 Byways, Landview Gardens, SJK Planning Ongar, Essex, CM5 9EQ Chartered Town Planners Tel 01277 362489 www.sjkplanning.co.uk APPEAL BY MR AND MRS BIXBY AGAINST THE REFUSAL OF PLANNING PERMISSION BY EPPING FOREST DISTRICT COUNCIL FOR CONSTRUCTION OF 1 NEW DWELLING AT END HOUSE, 8, HILL CREST ROAD, TOOT HILL ONGAR, ESSEX, CM5 9SH APPEAL STATEMENT OUR REF – 1899 LPA REF – EPF/1943/17 2 Contents Page 1 Introduction 3 2 The Site and Surroundings 5 3 The Planning History 6 4 The Planning Application 12 5 Relevant Planning Policies 13 6 The Planning Considerations 15 7 Conclusion 18 Appendix 1 - Photographs of the site 3 1.0 Introduction 1.1 This appeal is against the decision of Epping Forest District Council to refuse planning permission for the construction of 1 new dwelling on land adjacent to End House, 8, Hill Crest Road, Toot Hill, Ongar, Essex, CM5 9SH. 1.2 End House is a detached 4 bedroom detached house on a large plot extending to some 0.9 hectare at the north eastern end of the road. Cumley Road has a total of 7 dwellings, and joins Epping Road some 50 m to the south. Both Hill Crest Road and Cumley Road are privately owned. The proposed bungalow would be bounded by End House, No.5 Cumley Road, and Willows End, with access direct onto Cumley Road. 1.3 The application proposes a bungalow in line with End House but accessed by way of the adjoining road. It is within the curtilage of End House but has not historically formed part of its immediate garden area. The proposed site would be bounded by End House, No.5 Cumley Road, and Willows End. 4 1.4 In assessing the proposal the planning officers looked at the principle of development in the context of guidance in the National Planning Policy Framework. It was agreed that the bungalow would have a “rough alignment with the northern side of existing house fronting Hill Crest Road”, but the planning officer was not satisfied that the gardens of the three adjoining houses should constitute previously developed land. There was also concern that the bungalow would be too close to the neighbouring house at No. 5 Cumley Road. 1.5 Our grounds of appeal are that first, that Toot Hill has been accepted as a suitable and sustainable location for small infill development, having regard also for the fact that that the Council can currently only demonstrate a 1.35 year supply of land for housing purposes. Due to this it has been shown in several recent appeal decisions, both within and outside of the district, that such a lack of a demonstrable five year supply of housing weighs in favour of granting planning permission. 1.6 Secondly, it is clear that the site is within the village. Thirdly, given the location of the site, level with End House, and having developed land on three sides, it does constitute an infill site. Recent decisions in Toot Hill and elsewhere have accepted adjoining garden land as enclosing an infill site. Fourthly, definitions of what can constitute an infill site do not require that they have a frontage to one of the main roads through a village. The site will have direct access onto Cumley Road, at a distance of only 100 metres from its junction with Epping Road. 1.7 In setting out the grounds of appeal in detail, this statement describes the appeal site and the surrounding area. It then looks at the planning history of the site, and other recent planning decisions in the village. It then describes the proposals and sets out the relevant planning policies and planning considerations. 5 2.0 The Site and Surroundings 2.1 The site is rectangular in shape, measuring 32 metres by 25 metres, extending to an area of 800 square metres. Although forming part of the curtilage to End House, it has an access directly onto Cumley Road. It is enclosed by existing fences on the south and east side, and new fence would enclose it on the north side. 2.2 It has historically formed part of the curtilage to End House, but not specifically included as part of its cultivated garden. 2.3 Further to the north is an open area of ground enclosed by a mature hedge. Beyond which is open farmland. 2.4 Cumley Road and Hillcrest Road are both private roads, and comprise a mixture of bungalows, houses, and chalet bungalows. It is thought that the two roads were originally envisaged to be linked together by a loop at the northern end. Most of the houses were built prior to the Second World War and it is likely that this northern part of the site was not developed due to the interruption of the Second World War, and also after the Second World War by the lack of building materials. 2.5 Toot Hill is located 2.3 miles (4 km) south-west of Chipping Ongar and 3.5 miles (6 km) east of Epping. The nature of the settlement is that is mostly linear along Epping Road, School Road, and Toot Hill Road. The village is part of the Stanford Rivers Parish, which also encompasses the villages of Little End, Clatterford End, and Stanford Rivers. The Parish has a population 817. 2.6 The residents of Toot Hill village have access to a range of services and facilities including a bus service, a thriving village hall with many clubs and societies, a pub and a golf club. Any concerns about the village being relatively remote should be outweighed by the drastic shortage of housing land to meet a five years’ housing supply 6 and the precedent of the various similar planning permissions for small scale housing schemes granted locally within the last 5 years. 3.0 The Planning History 3.1 This section sets out the planning history of the site. It also looks at other application over the last three years, where planning permission has been granted for infill development within the village. 1) EPF/1766/12 End House 8 Hill Crest Road Stanford Rivers Ongar Essex CM5 9SH 3.2 This application proposed the removal of an existing garage and carport, and erection of new single and two storey side extensions, veranda and decking. It included permission for a sun lounge on the northern side of the dwelling, measuring 5.7 metres by 3.5 metres. The approved plan 2) EPF/0368/13 - End House 8 Hill Crest Road Stanford Rivers Ongar Essex CM5 9SH 3.3 A Proposed cart shed and store was granted permission on 17th April 2013. 7 The approved plan 3) EPF/1046/17 Land off Cumley Road Toot Hill Stanford Rivers Ongar Essex CM5 9SH. 3.4 An application for the construction of two new dwellings was refused Planning Permission on 6th June 2017, on the grounds of inappropriate development in the Green Belt, inadequate provision for the retention of existing landscape features, and loss of outlook for adjoining occupiers. The application proposed two dwellings accessed from Cumley Road, lining up with the side boundary to Willow’s End. 8 3.5 It is also relevant to look at some of the recent planning permissions for infill plots in the village. These are:- 1) EPF/2936/14 Land adjacent to Longacre Cottage School Road Stanford Rivers Ongar Essex CM5 9PU 3.6 Outline planning application for proposed new 4 bed dwelling with some matters reserved. Approved 8th April 2015. The plot was described as clearly lying within the south east part of the Toot Hill village envelope, and accordingly accepted as meeting the requirements of Para 89 of the NPPF and hence an appropriate development. Land adjacent to Longacre Cottage. 2) EPF/2207/15 Mill Place Mill Lane Toot Hill Essex CM5 9SF 3.7 Sub-division of plot and erection of a three-bedroomed bungalow with new access off Mill Lane. Approved 26 November 2015. The officer’s report explained that although located in the Green Belt “this is an infill plot within a village envelope and consequently 9 a new dwelling is considered acceptable. For this reason, and those outlined above, it is recommended that planning permission be granted”. 3) EPF/1780/16 Land to south side of Steers Farm School Road Toot Hill Ongar Essex CM5 9SD 3.8 Proposed new infill detached 4 bedroom house with detached carport. Approved 13th October 2016. This site fronts onto School Road. It has Steers Farm to the north, and open land to the south and east. Site adjacent to Steers Farm 3.9 The southern boundary was described in a report as follows:- “A large detached dwelling house with a detached garage within substantial grounds defines the common boundary to the south.” 4) EPF/3350/17 Land Between Doe's Farm and 60 Epping Road Epping Road Stanford Rivers Ongar Essex CM5 9SQ 3.10 This site is the subject of a current planning application, proposing the erection of two detached dwellings, associated garages and landscaping. 10 Land subject of current application, close to the appeal site. The informal view of planning officers is that it does form a small infill plot. 3.11 The supporting information includes a copy of pre-application advice. With regard to the principle of development it reads:- “Whilst the built up enclave of Toot Hill is somewhat limited in terms of services and may not be defined as a ‘village’ in the strictest terms there have been a number of appeal decisions with regards to such infills, which have included one at Rosedale, Hornbeam Lane, Sewardstonebury (Ref: EPF/0288/13).
Load more

Recommended publications
  • Epping Forest District Council Epping Forest District Local Plan Employment Land Supply Assessment
    Epping Forest District Council Epping Forest District Local Plan Employment Land Supply Assessment Issue | December 2017 This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party. Job number 248921-22 Ove Arup & Partners Ltd 13 Fitzroy Street London W1T 4BQ United Kingdom www.arup.com Epping Forest District Council Epping Forest District Local Plan Employment Land Supply Assessment Contents Page 1 Introduction 2 1.1 Purpose of the Report 2 1.2 Structure of the Report 4 2 Employment Sites Audit 5 2.1 Step 1: Collating Data Sources 5 2.2 Step 2: Filtering of Employment Sites 6 2.3 Step 3: Checking for Duplicate Employment Sites 7 2.4 Identifying Sites with Strategic Opportunities for Providing Employment Land 8 3 Findings of More Detailed Site Assessment 10 3.1 Overview of Methodology 10 3.2 Filtering of Employment Sites Following Site Visits 11 3.3 Overview of Land Supply for B Use Class Sites 18 3.4 Sites with Strategic Opportunities for Providing Employment Land 29 4 Summary and Implications for the Local Plan 32 4.1 Supply Assessment Summary 32 4.2 Implications for the Local Plan 33 Appendices Appendix A Employment Sites Audit Appendix B Methodology for Site Assessment Appendix C Site Proformas for Existing and Potential New Employment Sites Appendix D Employment Maps | Issue | December 2017 Epping Forest District Council Epping Forest District Local Plan Employment Land Supply Assessment 1 Introduction 1.1 Purpose of the Report The adopted Local Plan for the District is the Epping Forest District Local Plan (1998) and Alterations (2006).
    [Show full text]
  • Epping Forest District Bishops Hall Lambourne Tq
    EPPING FOREST DISTRICT BISHOPS HALL LAMBOURNE TQ 475 953 Remnants of design and planting under the auspices of Lord Lambourne, who served as president of the RHS (1919-1928). He was well known for his interest in rare plants, both hardy and exotics, which were raised within his series of specialised glasshouses and within the grounds of Bishops Hall representing late 19th and early 20th century work. HISTORIC DEVELOPMENT The Bishops of Norwich held the estate of Bishops Hall in Lambourne from the 13th century until 1536 when the estate was transferred to King Henry VIII. The principal building was situated at the site known as Bishops Moat. Sometime during the ownership of William Walker (d. 1708) and his son Thomas (d. 1748) the manor house was relocated further west from Bishops Moat. The Lockwoods purchased the manor of Lambourne in 1782. By the 1830’s with the addition of Bishops Hall, which became the family seat, the estate comprised the manors of Bishops Hall, Lambourne, St. John’s (originally Lambourne-and-Abridge) and Dews Hall (demolished by mid-19th century). It was not until Lieut. Col. The Right Hon. Amelius Richard Mark Lockwood, P.S., C.V.O., M.P., K.L., J.P. took over the estate that evidence of major work on the property began. In 1910, Col. Lockwood was described as a, ‘… keen hunter, with a stuffed woodcock displayed in Bishops Hall shot by King Edward VII when the guest of Col. Lockwood. The entry for Bishops Hall in the same publication is: ‘…his picturesque Essex seat,’ ‘standing in about one hundred acres of grounds and commanding wide and extensive views, the fine old mansion, Bishops Hall, show great advantage amid the exquisitely laid out gardens, with Col.
    [Show full text]
  • Abridge Buckhurst Hill Chigwell Coopersale Epping Fyfield
    Abridge Shell Garage, London Road Buckhurst Hill Buckhurst Hill Library, 165 Queen’s Road (Coronaviris pandemic – this outlet is temporarily closed) Buckhurst Hill Convenience Store, 167 Queen’s Road (Coronaviris pandemic – this outlet is temporarily closed) Premier & Post Office, 38 Station Way (Coronaviris pandemic – this outlet is temporarily closed) Queen’s Food & Wine, 8 Lower Queen’s Road Valley Mini Market, 158 Loughton Way Valley News, 50 Station Way Waitrose, Queens Road Chigwell Lambourne News, Chigwell Row Limes Centre, The Cobdens (Coronaviris pandemic – this outlet is temporarily closed) Chigwell Parish Council, Hainault Road (Coronaviris pandemic – this outlet is temporarily closed) L. G. Mead & Son, 19 Brook Parade (Coronaviris pandemic – this outlet is temporarily closed) Budgens Supermarket, Limes Avenue Coopersale Hambrook, 29 Parklands Handy Stores, 30 Parklands Epping Allnut Stores, 33a Allnuts Road Epping Newsagent, 83 High Street (Coronaviris pandemic – this outlet is temporarily closed) Epping Forest District Council Civic Offices, 323 High Street (Coronaviris pandemic – this outlet is temporarily closed) Epping Library, St. Johns Road (Coronaviris pandemic – this outlet is temporarily closed) House 2 Home, 295 High Street M&S Simply Food, 237-243 High Street Tesco, 77-79 High Street Fyfield Fyfield Post Office, Ongar Road High Ongar Village Store, The Street Loughton Aldi, Epping Forest Shopping Park Baylis News, 159 High Road Epping Forest District Council Loughton Office, 63 The Broadway
    [Show full text]
  • North Essex Parking Partnership Joint Committee for On-Street Parking
    NORTH ESSEX PARKING PARTNERSHIP JOINT COMMITTEE FOR ON-STREET PARKING 1 October 2020 at 1.00pm Online meeting, held on Zoom and broadcast via the YouTube channel of Colchester Borough Council. Members Present: Councillor Nigel Avey (Epping Forest District Council) Councillor Michael Danvers (Harlow District Council) Councillor Richard Van Dulken (Braintree District Council) Councillor Deryk Eke (Uttlesford District Council) Councillor Mike Lilley (Colchester Borough Council) (Deputy Chairman) Councillor Robert Mitchell (Essex County Council) (Chairman) Substitutions: None. Apologies: Councillor Michael Talbot (Tendring District Council) Also Present: Richard Walker (Parking Partnership) Lou Belgrove (Parking Partnership) Liz Burr (Essex County Council) Trevor Degville (Parking Partnership) Rory Doyle (Colchester Borough Council) Qasim Durrani (Epping Forest District Council) Jake England (Parking Partnership) Linda Howells (Uttlesford District Council) Samir Pandya (Braintree District Council) Miroslav Sihelsky (Harlow Council) Ian Taylor (Tendring District Council) James Warwick (Epping Forest District Council) 74. Have Your Say! Dr Andrea Fejős and Professor Christopher Willett attended and, with the permission of the Chairman, addressed the meeting to ask that proposed Traffic Regulation Order (TRO) T29664816 [Manor Road, Colchester] be approved. Although the TRO had been recommended for rejection by Colchester Borough Council, due to lack of local support, Dr Fejős argued that the Committee could still approve it. The TRO had been requested by Dr Fejős and Professor Willett in order to stop vehicles parking in front of a flat’s front window which they noted was the only alternative exit/fire escape for the property. It would prevent such parking and involve moving the parking space to further along the road, on the opposite side of the road.
    [Show full text]
  • Stanford Rivers Parish Council
    1 STANFORD RIVERS PARISH COUNCIL Ware Farm, The Street, High Roding, Essex, CM6 1NT Tel: 077 377 36365 Fax: 01992 524756 Email: [email protected] Clerk to the Council. Adriana Jones 30th June 2018 TO: ALL COUNCILLORS You are hereby summoned to attend a Meeting of the Parish Council which will be held on Thursday 5th July 2018 in the Toot Hill, Village Hall, Toot Hill, at 5.30 pm to transact the business shown in the Agenda below. Adriana Jones, Clerk to the Council Members of the public and press are invited to attend this meeting AGENDA QUESTIONS FROM MEMBERS OF THE PUBLIC To RECEIVE questions from members of the public at 5.30pm. In accordance with an agreed procedure, the time allocated for public questions shall be limited to 10 minutes or such other period determined by the Chairman of the Meeting. 1. APOLOGIES FOR ABSENCE FROM COUNCILLORS To RECEIVE any apologies for absence. 2. OTHER ABSENCES To NOTE any absences for which no apology has been received. 3. DECLARATIONS OF INTEREST To RECEIVE any Declarations of Interest by Members. Any Member with a personal interest in a matter must consider whether it is a Disclosable Pecuniary, Non Pecuniary or Other Pecuniary Interest, and declare it accordingly. A Member who is unsure as to how to declare their interest should seek independent advice 4. CONFIRMATION OF MINUTES To APPROVE, as a correct record, the Minutes of the Parish Council meeting held on 10th May 2018 as attached to the agenda. 5. PARISH COUNCIL WEBSITE Following the resignation of Cllr Buckley, Cllr Adams agreed to take over the management of the Parish Councils’ website.
    [Show full text]
  • © Georgina Green ~ Epping Forest Though the Ages
    © Georgina Green ~ Epping Forest though the Ages Epping Forest Preface On 6th May 1882 Queen Victoria visited High Beach where she declared through the Ages "it gives me the greatest satisfaction to dedicate this beautiful Forest to the use and enjoyment of my people for all time" . This royal visit was greeted with great enthusiasm by the thousands of people who came to see their by Queen when she passed by, as their forefathers had done for other sovereigns down through the ages . Georgina Green My purpose in writing this little book is to tell how the ordinary people have used Epping Fo rest in the past, but came to enjoy it only in more recent times. I hope to give the reader a glimpse of what life was like for those who have lived here throughout the ages and how, by using the Forest, they have physically changed it over the centuries. The Romans, Saxons and Normans have each played their part, while the Forest we know today is one of the few surviving examples of Medieval woodland management. The Tudor monarchs and their courtiers frequently visited the Forest, wh ile in the 18th century the grandeur of Wanstead House attracted sight-seers from far and wide. The common people, meanwhile, were mostly poor farm labourers who were glad of the free produce they could obtain from the Forest. None of the Forest ponds are natural . some of them having been made accidentally when sand and gravel were extracted . while others were made by Man for a variety of reasons.
    [Show full text]
  • Chapter 2 Setting the Scene
    chapter 2 setting the Scene The Plan Area – Epping Forest District 2.1 Epping Forest District is in the south-west of Essex abutting through stations at North Weald and Blake Hall to the end both Greater London and Hertfordshire. The south–west of of the line at Ongar. Blake Hall station closed in 1981 with the District is served by the London Underground Central the line closing in 1994. In recent years the ‘Epping and Line (both the main line and the ‘Hainault via Newbury Ongar Railway’ has been established, a nationally recognised Park’ loop). Epping Station is the eastern terminus and there heritage rail service running on this former Central Line track are 7 other stations in service in the District 1. There is one from Epping to Ongar. There is currently no operational rail national railway station in the District – at Roydon on the connection between the heritage rail line and the Central Liverpool Street to Stansted and Cambridge line, although Line track at Epping, but the ‘Epping and Ongar Railway’ other railway stations (Broxbourne, Sawbridgeworth, Harlow runs some shuttle bus services locally. Town and Harlow Mill) are close to, and accessible from, the 2 District. The Central Line used to run further than Epping, These are Theydon Bois, Debden, Loughton and Buckhurst Hill, together with the stations on the branch line at Roding Valley, Chigwell and Grange Hill Figure 2.1 – Epping Forest District Source – Copyright Epping Forest District Council Epping Forest District Draft Local Plan 12 | Consultation October 2016 2.2 The M25 runs east-west through the District, with a local road 2.6 By 2033, projections suggest the proportion of people aged interchange at Waltham Abbey.
    [Show full text]
  • Body of Document
    AREA PLANS SUB-COMMITTEE ‘EAST’ 9 March 2016 INDEX OF PLANNING APPLICATIONS/ENFORCEMENT CASES ITEM REFERENCE SITE LOCATION OFFICER PAGE RECOMMENDATION 1 EPF/2716/15 Field adj to Horse Shoe Farm Grant Permission 30 London Road (With Conditions) North Weald Harlow Essex CM17 9LH 2 EPF/2832/15 39 Berwick Lane Grant Permission 36 Stanford Rivers (With Conditions) Ongar Essex CM5 9PZ 3 EPF/2934/15 1 Mayflower Way Grant Permission 44 Ongar (With Conditions) Essex CM5 9AZ 4 EPF/3024/15 9 Church Hill Grant Permission 50 Epping (With Conditions) Essex CM16 4RA 5 EPF/3038/15 Cedar Lodge Grant Permission 60 Church Lane (With Conditions) Sheering Harlow Essex CM22 7NR 6 EPF/3121/15 Land at The Maltings Grant Permission 68 Waterside Place (With Conditions) Sheering Lower Road Sheering Essex CM21 9JX Epping Forest District Council 123 Pond Agenda Item Number 1 Pond EFDC 96.9m Horseshoes Farm The Oaks 3 9 3 Tank 1 B Depot T anks 1 2 Horseshoes FaEFDCrm Pond Unauthorised reproduction infringes Application Number: EPF/2716/15 Crown Copyright and may lead to prosecution or civil proceedings. Site Name: Field Adj to Horse Shoe Farm, Contains Ordnance Survey Data. © London Road, North Weald Essex Crown Copyright 2013 EFDC License No: CM17 9LH 100018534 Scale of Plot: 1:1250 Contains Royal Mail Data. © Royal Mail Copyright & Database Right 2013 Report Item No: 1 APPLICATION No: EPF/2716/15 SITE ADDRESS: Field adj to Horse Shoe Farm London Road North Weald Harlow Essex CM17 9LH PARISH: North Weald Bassett WARD: Hastingwood, Matching and Sheering Village APPLICANT: Padfield (Hayleys) Ltd DESCRIPTION OF To erect a steel portal framed agricultural chemical sprayer cover PROPOSAL: and chemical store.
    [Show full text]
  • Epping Forest District Local Plan Report on Site Selection Appendix C - Settlement Proformas
    Epping Forest District Local Plan Report on Site Selection Appendix C - Settlement Proformas ISSUE | September 2016 This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party. Job number Ove Arup & Partners Ltd 13 Fitzroy Street London W1T 4BQ United Kingdom www.arup.com Document Verification Job title Settlement hierarchy and town centres review Job number Document title Interim Progress Note File reference Document ref Revision Date Filename Interim Progress Note 18 07 16 Issue.docx Draft 1 1 8 Jul Description First draft 2016 Prepared by Checked by Approved by M J Thompson Name Richard Katz M J Thompson N White Fran Dance Signature Final 06 Filename Town Centre Proforma 060916.docx Draft September Description Final Draft 2016 Prepared by Checked by Approved by M J Thompson Name Richard Katz M J Thompson N White Fran Dance Signature Issue Filename Town Centre Proforma 200916.docx Description Issue Prepared by Checked by Approved by Name Signature Filename Description Prepared by Checked by Approved by Name Signature Issue Document Verification with Document | Issue | 18 July 2016 C:\USERS\KSTWOMEY\APPDATA\LOCAL\MICROSOFT\WINDOWS\TEMPORARY INTERNET FILES\CONTENT.OUTLOOK\E0PA9Z7E\APPENDIX C (SITE SELECTION) - SETTLEMENT PROFORMAS FINAL 160930.DOCX Epping Forest District Council Settlement hierarchy and town centres review Interim Progress Note | Issue | 18 July 2016 C:\USERS\KSTWOMEY\APPDATA\LOCAL\MICROSOFT\WINDOWS\TEMPORARY
    [Show full text]
  • Planning Statement
    PLANNING STATEMENT Residential scheme comprising 5 no. residential dwellings with associated off-street parking, garden space and external landscaping. Land adjacent the Woodman Public House, London Road, Stanford Rivers, Ongar, Essex CM5 9QF On Behalf of Landvest Developments Limited May 2017 Our Ref: C17013 250 Avenue West, Skyline 120 Great Notley, Braintree Essex, CM77 7AA 01376 329059 [email protected] www.phase2planning.co.uk Contents Page Executive Summary 1. Introduction 5 2 The Site and Surroundings 9 3 Planning History 10 4 The Proposals 12 5 Relevant Planning Policies 17 6 Consideration of the Main Planning Issues 26 7 Conclusion 41 Executive Summary and Conclusion This proposal is for an infill development which seeks to secure the residential development of 5 no. residential units on underutilised brownfield land and will provide 40% starter homes on site. The starter homes will be sold at a 20% discount to first time buyers and capped in line with the Governments recommendations. The presumption in favour of a grant of planning permission applies in this case for a variety of reasons: a) The inadequacy of the 5 year supply; b) ‘Absent’ provision in Saved Local Plan policies for provision of housing post 2011; c) out-of-date policies; and d) The NPPF requirement that housing applications should be considered in the context of the presumption in favour of sustainable development. Only one of the above needs to be demonstrated for the proposal to be determined in accordance with paragraph 14 of the NPPF for the presumption in favour of development to apply. The effect of applying the presumption is that the planning balance shifts in favour of the grant of consent.
    [Show full text]
  • The Employment Structure in Epping Forest District
    The employment structure in Epping Forest District John Papadachi, Prosperica Ltd John Papadachi, Prosperica Ltd Table of Contents Executive summary .................................................................................................... 4 1. Employment in Epping Forest District ..................................................................... 5 1.1 ’Mobile’ ........................................................................................................................... 5 1.2 Dominated by small businesses ...................................................................................... 5 1.3 The high skill-high reward relationship ............................................................................ 6 1.4 ’Traditional’ ..................................................................................................................... 6 1.5 Are these characteristics connected? .............................................................................. 6 2. The district’s employment by sector........................................................................ 7 2.1 Sectoral employment in detail ........................................................................... 9 2.2 Knowledge-based sectors ............................................................................... 11 3. Enterprise ............................................................................................................. 14 3.1 How Epping Forest District performs compared with other areas ................... 14
    [Show full text]
  • Maybanks Farm, Toot Hill, Essex Preliminary
    MAYBANKS FARM, TOOT HILL, ESSEX PRELIMINARY ECOLOGICAL ASSESSMENT A Report to: Nicolas Tye Architects Report No: RT-MME-121505 Date: February 2016 Triumph House, Birmingham Road, Allesley, Coventry CV5 9AZ Tel: 01676 525880 Fax: 01676 521400 E-mail: [email protected] Web: www.middlemarch-environmental.com Maybanks Farm, Toot Hill, Essex RT-MME-121505 Preliminary Ecological Assessment REPORT VERIFICATION AND DECLARATION OF COMPLIANCE This study has been undertaken in accordance with British Standard 42020:2013 “Biodiversity, Code of practice for planning and development”. Report Date Completed by: Checked by: Approved by: Version Paul Roebuck MSc MCIEEM (Senior Dr Philip Fermor Ecological Consultant) Colin Bundy MCIEEM Final 15/02/2016 MCIEEM CEnv and Ella Robinson BSc (Associate Director) (Managing Director) (Hons) (Ecological Project Assistant) The information which we have prepared is true, and has been prepared and provided in accordance with the Chartered Institute of Ecology and Environmental Management’s Code of Professional Conduct. We confirm that the opinions expressed are our true and professional bona fide opinions. DISCLAIMER The contents of this report are the responsibility of Middlemarch Environmental Ltd. It should be noted that, whilst every effort is made to meet the client’s brief, no site investigation can ensure complete assessment or prediction of the natural environment. Middlemarch Environmental Ltd accepts no responsibility or liability for any use that is made of this document other than by the client for the purposes for which it was originally commissioned and prepared. VALIDITY OF DATA The findings of this study are valid for a period of 24 months from the date of survey.
    [Show full text]