Wyntersley Hastingwood Road, Hastingwood Essex CM17 9JX London Office 9 Devonshire Square Design and Access Statement London EC2M 4YF

0 1 2 3 4 5 6 7 SHED 8 9

Proposed Side Elevation 10m BEDROOM 1 5

1:100 1:100

LIVING/ DINING/ KITCHEN BATHROOM

BEDROOM 2

ENTRANCE

ARCHITECTS INTERIOR DESIGNERS PARTY WALL SURVEYORS PLANNING CONSULTANTS Hertfordshire Office Proposed Plan Proposed Rear Elevation 25 Tudor Hall 1 1:100 4 1:100 Brewery Road Hoddesdon, Herts EN11 8FP Wyntersley Hastingwood Road, Hastingwood Essex CM17 9JX London Office 9 Devonshire square Design and Access Statement London EC2M 4YF

RIBA 01992 469001 [email protected] www.dpa-architects.co.uk

Design and Access Statement for the Erection of Ground and First Floor Rear Extensions, Second Floor Front and Rear Extensions

and the Sub- Division of the Building into One One Bedroom Flat and One two Bedroom Flat Retaining the Existing Retail Unit at Rev Date Revision details By

Ground Floor Level Charred Horizontal Timber Cladding Site address Wyntersly, Hastingwood Road, Hastingwood, at Essex, CM17 9JX

Project Description Erection of Detached Granny Annex 261 High Street Drawing Title Waltham Cross Proposed Drawings

Hertfordshire Drawn IK EN87BE Checked by DP 2 Proposed Front Elevation 3 Proposed Side Elevation 1:100 1:100 Issued for Planning Approval

Scale 1:100@A1

Drawing No. 1473_320

ARCHITECTS LONDON OFFICE: HERTFORDSHIRE OFFICE: DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY Date Sep 2020 INTERIOR DESIGNERS 9 DEVONSHIRE SQUARE . LONDON . EC2M 4YF ADDRESS HASTINGWOOD25 TUDOR HALLROAD . BREWERY ROAD . HODDESDON . HERTFORDSHIRE . HERTS . EN11 8FP HASTINGWOOD PARTY WALL SURVEYORS T : 0207 9792026 F : 01992 469002 ESSEXT: 01992 469001 F: 01992 469002 E : [email protected] TOWN PLANNING CONSULTANTS CM17E : [email protected] W : www.dpa-architects.co.uk W : www.dpa-architects.co.uk DPA (London) Ltd. retain copyright of the design, scheme & ownership of the drawings. Drawings should be read in conjunction with structural engineer's drawings and information. Any omission to be reported to and clarified with client prior to commencement. Verify dimensions, levels and existing structure, etc, on site prior to commencement. All works to comply with current regulations, British and European Standards. Please note that before building works commences it is the responsibility of the builder or owner to serve party wall notices to all neighbours. Initial drawings submitted to Building Control are subject to additional information required by Building Control / NHBC, which could have significant cost or additional works to be done on site. All works commenced on site prior 1to obtaining full building control approval will be carried out at your own risk. E rection of a detached ancillary granny annexe.

SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX Contents

1. Introduction 2. The Proposed Development 3. The Planning Case and Policy Considerations 4. Amenity Considerations 5. Access, Highway Safety and Parking 6. National Policy 7. Conclusion

DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX

3 1.0 INTRODUCTION

1.1 This Design and Access Statement has been prepared to support a planning application for the erection of an ancillary granny annexe at Wyntersley, Hastingwood Road, Hastingwood, Essex CM17 9JX. The annex will provide living accomodation for the elderley parents of the owner, and will allow them to live in the supported environment with the family.

1.2 The site comprises a detached dwelling sited towards the front of a large and narrow plot on the southern side of Hastingwood Road, near its junction with Glovers Lane. The site is one of a number of similar sized sites forming a ribbon of development, with detached, semi- detached and a terrace of dwellings present. They are set a variety of distances from the front of their plots. The dwellings along Glovers Lane (which is at right angles to Hastingwood Road) contribute to the feeling of there being a ‘cluster’ of dwellings in the vicinity of Wyntersley. Not all of the dwellings have a direct road frontage.

1.3 The site is located within the Green Belt.

Existing Bungalow (Source: Google Street View)

DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX

4 2.0 THE PROPOSED DEVELOPMENT

2.1 The proposed development is for the erection of a granny annexe in the rear garden of the property. It would measure 10m wide and 9m deep with a ridge height of 4.58m.

2.2 The annexe would be sited 30m from the rear of the existing dwelling on the site and would be 2.8m from the flank and 19.8m from the rear boundaries of the plot.

MALLARDS PLACE DUDLEY LODGE ARCHITECTS INTERIOR DESIGNERS PARTY WALL SURVEYORS PLANNING CONSULTANTS Hertfordshire Office 25 Tudor Hall Brewery Road Hoddesdon, Herts EN11 8FP

London Office 9 Devonshire square London EC2M 4YF

RIBA 01992 469001 [email protected] www.dpa-architects.co.uk

SCRAP VILLAGE HASTINGWOOD ROAD

HASTINGWOOD VILLAGE

WYNTERSLEY

Rev Date Revision details By

THE LEAS

Site address Wyntersly, 1:1250 50m Hastingwood Road, Hastingwood,

GLOVERS LANE Essex, CM17 9JX 40

Project Description Erection of Garden Annex 30

Drawing Title Location Plan 20

Drawn IK 10

Checked by DP

0 Issued for Planning Approval

Location Plan Scale 1:1250@A4 1 Scale 1:1250 Location Plan Drawing No. 1473_303 1 1:1250 Date Sep 2020

5 3.0 THE PLANNING CASE AND POLICY CONSIDERATIONS

The Principle of Development

3.1 The Epping Forest Combined Local Plan (1998) and Alterations (2006) together with the National Planning Policy Framework (NPPF) comprise the planning policy framework for the purposes of this application.

3.2 The relevant Local Plan policies for this application are;

CPI Achieving sustainable development objectives CP2 Protecting the quality of the rural and built environment CP3 New development DBE 1 Design of new buildings DBE2 Detrimental effect on existing surrounding properties DBE9 Loss of Amenity LLI Rural Landscapes LL2 Inappropriate rural development ST4 Highway safety ST6 Vehicle parking GB2A — Development in the Green Belt

3.3 Policy CP1 of the Local Plan – Achieving sustainable development objectives – states the Council will use its powers to secure the provision of sufficient types and amounts of housing accommodation, and different facilities, to meet the needs of the local population and to help achieve prudent use of natural resource. Development should be permitted where it can be demonstrated that the principles of sustainable development are satisfied and that they will accord with the objectives and policies of the planning policy. In order to make the best use of land, development should take place on land which has been previously used or developed. Development should be compatible with the maintenance and enhancement of the character of the areas in which it is located. The site is within a village, not an isolated rural site.

3.4 Policy GB2A of the Local Plan – Development in the Green Belt – permits development in the Green Belt in a number of circumstances, including for uses which preserve the openness of the Green Belt and which do not conflict with the purposes of including land in the Green Belt. The fundamental aim of Green Belt policy is to prevent urban sprawl; the essential characteristics of Green Belts are their openness and their permanence. The NPPF states, in paragraph 143 that, inappropriate development is, by definition, harmful to the Green Belt and should not be approved except in very special circumstances. Paragraph 144 states that substantial weight should be given to any harm in the Green Belt and that “very special circumstances” will not exist unless the potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly outweighed by other considerations. The main issues, therefore, to consider in terms of Green Belt policy are the appropriateness of the development; the effect on the purposes of including land in the Green Belt; the effect on the openness of the Green Belt and the impact on the visual amenity of the Green Belt; and if the proposal is inappropriate development, whether there are any very special circumstances to justify its approval.

Appropriateness

3.5 Paragraph 145(g) of the NPPF provides an exception to inappropriate development on the following basis: “(g) limited infilling or the partial or complete redevelopment of previously developed land, whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the Green Belt than the existing development; or not cause substantial harm to the openness of the Green Belt. As this exception relates solely to the redevelopment of brownfield land it is essential that the land in question can be considered as brownfield land. It is important to note how previously developed land is defined within the NPPF; “Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed the whole curtilage should be developed) any associated fixed surface infrastructure. This excludes: land that is or was last occupied by agricultural or forestry buildings; land that has been developed for minerals extraction or waste disposal by landfill, where provision for restoration has been made through development management procedures; land in built-up areas such as residential gardens, parks, recreation grounds and allotments; and that was previously developed but where the remains of the permanent structure or fixed surface have blended into the landscape.” (Annex 2, p.70). This definition includes “…land in built up areas such as gardens…”. However, the application site is not in a built- up area, but is within the village of Hastingwood, in the countryside of Essex. It is not one of the larger settlements or towns within the district of Epping Forest. The Council classifies it as a village rather than a built- up area. Therefore, it may be considered as previously developed land. The principle of the proposed development on the site is therefore acceptable.

DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX

6 0 5

SCRAP VILLAGE

HASTINGWOOD ROAD 10 15 20m 1:200

HASTINGWOOD VILLAGE

WYNTERSLEY

THE LEAS

ARCHITECTS INTERIOR DESIGNERS PARTY WALL SURVEYORS PLANNING CONSULTANTS Hertfordshire Office 25 Tudor Hall Brewery Road Hoddesdon, Herts EN11 8FP

London Office 9 Devonshire square London EC2M 4YF

RIBA 01992 469001 [email protected] CAR PARK www.dpa-architects.co.uk

Rev Date Revision details By

Site address Wyntersly, Hastingwood Road, HASTINGWOOD Hastingwood, VILLAGE HALL Essex, CM17 9JX

Project Description Erection of Detached Granny Annex

Drawing Title Existing Site Plan

Existing Site Plan Drawn IK 2 Scale 1:100

Checked by DP

Issued for Planning Approval DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY Existing Site Plan Scale 1:200@A1 ADDRESS HASTINGWOOD ROAD 1 1:200 HASTINGWOOD Drawing No. 1473_305 ESSEX CM17 9JX Date Sep 2020

SCRAP VILLAGE

HASTINGWOOD ROAD 10

P1 P2 15 20m 1:200

HASTINGWOOD VILLAGE

WYNTERSLEY

THE LEAS

ARCHITECTS INTERIOR DESIGNERS PARTY WALL SURVEYORS PLANNING CONSULTANTS Hertfordshire Office 25 Tudor Hall Brewery Road Hoddesdon, Herts EN11 8FP

London Office 9 Devonshire square London EC2M 4YF

RIBA 01992 469001 [email protected] CAR PARK www.dpa-architects.co.uk

Rev Date Revision details By

Site address Wyntersly, Hastingwood Road, Hastingwood, Essex, CM17 9JX

Project Description Erection of Detached Granny Annex

Drawing Title Proposed Site Plan

Proposed Site Plan Drawn IK 3 Scale 1:100 Checked by DP

Issued for Planning Approval

Proposed Site Plan Scale 1:200@A1 DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY 1 1:200 ADDRESS HASTINGWOOD ROAD Drawing No. 1473_306 HASTINGWOOD ESSEX Date Sep 2020 CM17 9JX

3.6 Further to the above, it is necessary to assess whether the proposed development preserves the openness of the Green Belt and the purposes of including land with the Green Belt. As a consequence, paragraphs 133 and 134 0

of the NPPF need to be considered. Paragraph 133 states that: “The Government attaches great importance to 1 Green Belts. The fundamental aim of Green Belt policy is to prevent urban sprawl by keeping land permanently 2 open; the essential characteristics of Green Belts are their openness and their permanence”. There is no definition of openness in the NPPF, but in a Green Belt context, it is generally held to refer to freedom from, or the absence 3

of development. It is also reliant upon context. 4

3.7 However, openness also goes beyond physical presence and has a visual aspect. In the visual sense, openness 5

is a qualitative judgement. Indeed, in line with Turner v Secretary of State and East Dorset Council [2016] 6 judgement, the concept of openness should not be limited to a volumetric approach comparing the size, mass 7 and physical effect of openness before and after development. Such an approach would be far too simplistic and SHED

ignore the wider aspects of openness which goes beyond the physical effect of buildings or structures. Factors 8

relevant include how built up the Green Belt is now and how built up would it be after development has taken 9 place. It is important to note that this approach is supported within National Planning Practice Guidance (NPPG) Proposed Side Elevation 10m BEDROOM 1 5

through the amendments which were made to this document in 2019. The proposed creation of an annexe on 1:100 1:100 land within the residential use of the site would not contrast with its existing residential nature. The proposed annexe would be a limited, low key building on land enclosed by fencing and other residential gardens either side

of it, not undeveloped land of open character and appearance. It would not be an intrusive form of development LIVING/ DINING/ KITCHEN BATHROOM but suitable to its context and would not harm openness. It would also not represent an unsuitable intensification of the site as it is just an annex. While new dwellings are not, as a matter of general principle, normally regarded as contributing positively to the visual amenity of the countryside or otherwise being acceptable in the Green Belt, it is form of development that the Council has permitted before in the Green Belt, as at Ladderstile Farm Lodge, BEDROOM 2 High Road, Epping (ref. EPF/2073/19).

ENTRANCE 3.8 With regards to the visual amenity of the Green Belt, the NPPF at paragraph 141 seeks to retain and enhance landscapes, visual amenity and biodiversity. Policy DBE1 of the Local Plan – Design of new buildings – requires a high quality of design and that development respects and relates to the character and context of the locality. The NPPF sets out the view of the Government in respect of good design; paragraph 130 outlines that ‘permission should be refused for development of poor design that fails to take the opportunities available for improving the character and quality of an area and the way it functions’. The character of this part of Hastingwood is rural but with outbuildings in rear gardens. The proposed development the subject of this application would reflect this character. It would not be of poor design or appearance but would have an acceptable impact upon the visual amenity of the area. ARCHITECTS INTERIOR DESIGNERS PARTY WALL SURVEYORS PLANNING CONSULTANTS Hertfordshire Office Proposed Plan Proposed Rear Elevation 25 Tudor Hall 1 1:100 4 1:100 Brewery Road Hoddesdon, Herts EN11 8FP Proposed Floor Plan 4 Scale 1:100 London Office 9 Devonshire square London EC2M 4YF DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD RIBA 01992 469001 HASTINGWOOD [email protected] ESSEX www.dpa-architects.co.uk CM17 9JX

9 Rev Date Revision details By

Charred Horizontal Timber Cladding

Site address Wyntersly, Hastingwood Road, Hastingwood, Essex, CM17 9JX

Project Description Erection of Detached Granny Annex

Drawing Title Proposed Drawings

Drawn IK

Checked by DP 2 Proposed Front Elevation 3 Proposed Side Elevation 1:100 1:100 Issued for Planning Approval

Scale 1:100@A1

Drawing No. 1473_320

Date Sep 2020

Proposed Side Elevation 10m BEDROOM 1 5

1:100 1:100

LIVING/ DINING/ KITCHEN BATHROOM

BEDROOM 2

Purposes of Including Land in the Green Belt ENTRANCE

3.9 With regard to acceptability, it is necessary to consider whether the proposal would result in greater harm to the purposes of including land in the Green Belt when compared to the existing development. The Green Belt serves 0 five purposes: a) to check the unrestricted sprawl of large built-up areas; b) to prevent neighbouring towns merging into one another; c) to assist in safeguarding the countryside from encroachment; d) to preserve the setting and special character of historic towns; and e) to assist in urban regeneration, by encouraging the recycling of derelict and other urban land. The development would not, by virtue of its scale and location, lead to the sprawl of a large 1

built up area, result in neighbouring towns merging into one another, result in encroachment as result of the small scale and contained nature of the proposal, or fail to preserve the setting and special character of historic towns. It 2 would have a neutral impact regarding the recycling of derelict land. The proposal would therefore not conflict with the purposes of including land in the Green Belt. 3

3.10 The application site is located fairly centrally within the row of dwellings of which it forms a part. The annex would be sited within the rear garden of the existing dwelling at Wyntersley and it would not intrude into the open Green 4 Belt. It would be within the cluster of dwellings of which the site forms a part. In this regard, it may be viewed as infilling, it would not intrude or permit the intrusion of built form into the surrounding Green Belt. It would be contained ARCHITECTS 5 INTERIOR DESIGNERS within the envelope of residential development in the village of Hastingwood. PARTY WALL SURVEYORS

6 PLANNING CONSULTANTS

3.11 A material consideration when assessing as infill application is how it would relate to the overall built form of the village. An appeal at Pond House, Matching Green (Ref: EPF/2136/12, PINS ref. APP/J1595/J/13/2192055) allowed 7 SHED Hertfordshire Office for an infill development on1 the site.Proposed The Inspector Plan opined that “The scheme would be visible from within the village and the wider countryside but4 I considerProposed it Rearwould Elevation have a very limited impact on the openness of the Green Belt 25 Tudor Hall 1:100 1:100 8 Brewery Road because, as an infill development, it would be contained within the existing envelope of built development in Matching Green and seen in the context of the existing village development. For the same reason, it would not have a Hoddesdon, Herts

material adverse effect on the purposes of including land within the Green Belt’. This decision clearly indicates that similar forms of infill development have been found acceptable within Epping Forest’s boundaries and in the interests 9 EN11 8FP of natural justice and transparency in the planning system, similar decisions should be reached in materially similar cases. The proposal at WyntersleyProposed would Side be Elevation within the envelope of the built form of the village and would be an 10m London Office BEDROOM 1 5 appropriate form of development in this regard. 1:100 1:100 9 Devonshire square London EC2M 4YF

LIVING/ DINING/ KITCHEN 01992 469001 BATHROOM RIBA [email protected] www.dpa-architects.co.uk

BEDROOM 2 Rev Date Revision details By

Charred Horizontal Timber Cladding

ENTRANCE Site address Wyntersly, Hastingwood Road, Hastingwood, Essex, CM17 9JX

Project Description Erection of Detached Granny Annex

Drawing Title Proposed Drawings ARCHITECTS Drawn INTERIORIK DESIGNERS PARTY WALL SURVEYORS Checked by PLANNINGDP CONSULTANTS Proposed Front Elevation Front Elevation Proposed Side Elevation Rear Elevation Hertfordshire Office 2Proposed Plan 5 3Proposed Rear Elevation 6 1:100 Scale 1:100 1:100 Scale 1:100 Issued for 25 TudorPlanning Hall Approval 1 1:100 4 1:100 Brewery Road Hoddesdon, Herts Scale EN111:100@A1 8FP

Drawing No.London1473_320 Office 9 Devonshire square London DateEC2MSep 4YF 2020 DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD RIBA 01992 469001 HASTINGWOOD [email protected] DPA (London) Ltd. retain copyright of the design, scheme & ownership of the drawings. Drawings should be read in conjunction with structural engineer's drawings and information. Any omission to be reported to and clarified with client prior to commencement. VerifyESSEX dimensions, levels and existing structure, etc, on site prior to commencement. All works to comply with current regulations, British and European Standards. Please note that before building works commences it is the responsibility of the builder or owner to serve party wall notices to all neighbours. Initial drawings submitted to Building Control are subject to additional information required by Building Control / NHBC, which could have significant cost or additional works to be done on site. All works commenced on site prior to obtaining full building control approval will be carried out at your own risk. www.dpa-architects.co.uk CM17 9JX

10 Rev Date Revision details By

Charred Horizontal Timber Cladding

Site address Wyntersly, Hastingwood Road, Hastingwood, Essex, CM17 9JX

Project Description Erection of Detached Granny Annex

Drawing Title Proposed Drawings

Drawn IK

Checked by DP 2 Proposed Front Elevation 3 Proposed Side Elevation 1:100 1:100 Issued for Planning Approval

Scale 1:100@A1

Drawing No. 1473_320

Date Sep 2020

DPA (London) Ltd. retain copyright of the design, scheme & ownership of the drawings. Drawings should be read in conjunction with structural engineer's drawings and information. Any omission to be reported to and clarified with client prior to commencement. Verify dimensions, levels and existing structure, etc, on site prior to commencement. All works to comply with current regulations, British and European Standards. Please note that before building works commences it is the responsibility of the builder or owner to serve party wall notices to all neighbours. Initial drawings submitted to Building Control are subject to additional information required by Building Control / NHBC, which could have significant cost or additional works to be done on site. All works commenced on site prior to obtaining full building control approval will be carried out at your own risk. 3.12 The design of the proposed ancillary annexe would be low key and sympathetic to the character and appearance of the village as it would have a simple and uncomplicated form and accordingly would be compatible with the forms of the nearby dwellings and bungalows which are similarly uncomplicated. The single storey nature of the proposal would be compatible with the adjacent bungalows served by Glovers Lane. Policy DBE1 requires new buildings to respect their setting in terms of scale, proportion, siting, massing, height, orientation and detailing, are of a size and position that is appropriate to the street scene and use materials that are sympathetic in colour and texture to the area. With regards to these considerations, the proposed annexe would respect its setting. It would be of an appropriate size and scale for the site and would not result in a cramped appearance or form of overdevelopment of the site. Its style and form would be compatible with the character of the surrounding bungalow and dwellings and it would respect its setting in terms of scale, proportion, massing and height. The proposed development is therefore in compliance with Policy DBE1 of the Local Plan.

3.13 Policy DBE4 of the Local Plan refers to new buildings in the Green Belt. They are required to respect the wider landscape setting of the site and the area and to be of a design which respects local character. The annex would achieve these requirements by being of a simple design, limited in nature and of an appropriate rural appearance, in accordance with Policy DBE4.

3.14 Turning to the other relevant Local Plan policies, Policy CP2 states “The quality of the rural and built environment will be maintained, conserved and improved by sustaining and enhancing the rural environment, including conserving countryside character, and by enhancing and managing by appropriate use, land in the Metropolitan Green Belt”. The proposed development would be an appropriate use of this site in the Green Belt. As explained and discussed in this statement, the size and bulk of the proposed annexe would be acceptable in terms of the balancing exercise between development and impact upon the Green Belt. It would not intrude into the surrounding Green Belt but would be contained within the cluster of buildings in this part of the village. Harm to openness and visual amenity would not arise from the proposal.

3.15 In terms of the surrounding landscape, the proposed annexe would conserve it, in compliance with the requirements of Policy LL1. The proposed development would have an entirely acceptable impact on the landscape and appearance of the vicinity as it would not result in the loss of any significant trees and would be compatible with the area. There would also be suitable space on the site for a landscape scheme employing native shrubs which would further enhance the site, in addition to the existing mature trees on the site which would be retained.

4.0 AMENITY CONSIDERATIONS

4.1 The proposed annexe and its individual rooms would be of suitable sizes and orientation to provide for a satisfactory quality living environment for an elderly occupant.

4.2 The proposed annexe would have no adverse impacts upon the existing dwelling at Wyntersley or the surrounding properties as a consequence of its limited size and siting and the distance between it and those properties and the intervening vegetation. There would be no undue overlooking as a result of the development and the amenities of the future occupiers of the annex would similarly not be harmed as a result of the relationship between the properties. This would be in compliance with Policies DBE2 and DBE9 of the Local Plan.

5.0 ACCESS, HIGHWAY SAFETY AND PARKING

5.1 As an annexe, the proposed development would not pose any harm or adverse issues to highway safety as it would only generate little traffic movement. There would be no undue danger or inconvenience to other highway users as a result of the proposed development in accordance with Policy DBE6 of the Local Plan. The capacity of the surrounding highway network is sufficient to be able to accommodate a limited increase in the number of vehicular movements. There would accordingly be no adverse impacts upon the safety and operation of the surrounding highway network arising from the development.

DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX

11 6.0 NATIONAL POLICY

6.1 With regards to the National Planning Policy Framework (NPPF) and further to the Green Belt considerations in the preceding paragraphs, Section 12 states ‘Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people’. ‘It is important to plan positively for the achievement of high quality and inclusive design for all development’. ‘Planning policies and decisions should aim to ensure that developments:

• will function well and add to the overall quality of the area; • respond to local character and history, and reflect the identity of local surroundings and materials; and • are visually attractive as a result of good architecture and appropriate landscaping’.

As will be appreciated from the plans submitted as part of this application, the proposed development complies with this national planning guidance. It would respond to local character where simple design of buildings in well landscaped plots form a very pleasant street scene and character. The proposed development would therefore be fully compatible with the area. It would be of high quality and of inclusive design, in full compliance with the guidance in Section 12 of the NPPF.

6.2 In addition to the above considerations of the guidance contained within the NPPF, the document contains a number of core planning principles which should underpin decision- taking in planning. These include always seeking to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. The design of the annex is of a high quality and would provide for a high standard of amenity for its occupiers while not impinging upon those of the neighbouring dwellings in an unacceptable manner, in accordance with the core planning principles.

6.3 Accordingly, from the point of view of both national and local policy, the proposed development is acceptable.

7.0 CONCLUSION

7.1 The proposed development involving the erection of an ancillary granny annexe at Wyntersley, Hastingwood Road, Hastingwood, Essex CM17 9JX is an acceptable form of infill development in this village in the Green Belt. It is in accordance with Epping Forest planning policy and paragraph 145 of the National Planning Policy Framework and is therefore one of the acceptable forms of development in the Green Belt. The proposal would represent a sustainable form of development and there is no objection to it therefore. The impact of the proposal upon the Green Belt would be acceptable in this case as the annex would be within the boundary of the village and would not be intrusive in the landscape. The ancillary granny annex would provide for a high- quality living environment for the future supported occupiers of the site. Neither the amenities of the neighbouring properties nor highway safety would be harmed by the proposal, which is accordingly, acceptable in all regards.

As such the planning application should be approved without delay.

DESIGN AND ACCESS STATEMENT FOR THE ERECTION OF A DETACHED GRANNY ANNEXE SITE WYNTERSLEY ADDRESS HASTINGWOOD ROAD HASTINGWOOD ESSEX CM17 9JX