DESIGN + ACCESS STATEMENT Home Farm Barns, , Epping February 2014 Design + Access Statements

A Design and Access Statement (DAS) is a short report submitted in support of a planning application to illustrate the process that has led to the development proposal, and to explain and justify the proposal in a structured way.

A DAS must accompany planning applications for both outline and full planning permissions. The elements to be described in DAS will be the same regardless of whether the application is for outline or full planning permission, but their scope will differ. The level of detail required in a DAS will depend on the scale and complexity of the application, and the length of the statement will vary accordingly. Statements must be proportionate to the complexity of the application, but need not be long.

DAS help to ensure development proposals are based on a thoughtful design process and a sustainable approach to access; they allow the applicant to explain and fully justify their proposals; and they help all those assessing the application to understand the design and access rationale that underpins them.

Although not specifically required by either the GDPO it is considered good practice to use DAS as an aid to pre-application discussions. Statements can be a cost effective and useful way to discuss a proposal throughout the design process, whilst early discussion on the inclusive access component should help to establish any initial access issues.

This document has been prepared in accordance with Section 3 of DCLG Circular 01/2006 entitled ‘Guidance on Changes to the Development Control System’ (June 2006) and the CABE document entitled ‘Design and Access Statements: how to write, read and use them’ (June 2006).

It accompanies a full planning application for the demolition of all existing structures (with the exception of the substation at the site frontage) and the erection of 2no. dwellings at Home Farm Barns, Fiddlers Hamlet, Epping (‘The Site’).

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Site + Context The Site lies to the south-east of Epping town centre, extending to approximately 0.19 hectares and forming part of the wider Gaynes Park Estate. The Site is located towards the eastern end of Stewards Green Road, Fiddlers Hamlet – near the intersection of Stewards Green Road, Street and Mount Road.

Epping is a market town in rural south , situated approximately 17 miles north-east of , just to the north of the M11/M25 junction at . Epping is attributed with a wide range of services and facilities, including schools, surgeries and small-scale recreational facilities and employment areas.

The surrounding uses are all of a residential nature, with a public house located immediately opposite the Site. The Site is within close proximity to a wealth of local facilities, including local centre functions within Epping town centre such as retail, cafes, civic functions and public transport, such as the London Underground.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Site + Context The Site extends to 0.19 ha in size overall. The adjacent plan illustrates the existing site plan.

Home Farm Barns currently consists of a range of dilapidated agricultural and light industrial buildings. Barn A comprises a large steel frame/corrugated asbestos agricultural building, whilst Barn B comprises a brick built/corrugated asbestos building. Large concrete hardstanding and waste cover much of the Site. Direct vehicular access onto Stewards Green Road is located at the South-Eastern corner of the Site. Travelling west, Stewards Green Road leads to Bower Hill and Station Road before meeting Epping High Street.

The Site does not lie within a designated Conservation Area, however to the north across open fields lies the Coopersdale Street Conservation Area. Home Farm, the property adjacent, is Grade II listed. The 19th Century Merry Fiddlers Public House immediately opposite the Site is locally listed as a building of local architectural and historic significance.

The surrounding uses are all of a residential nature, with a single public house serving the residents located immediately opposite the Site. The Site is located within close proximity to a wealth of local facilities, including local centre functions within Epping town centre such as retail, cafes, civic functions and public transport. The Site is bound by agricultural land to the north and west and residential development (with agricultural land beyond) to the east and south.

Existing Site Plan The images to the right show a selection of the many examples to be found in the locality of barns with prominent half-hipped and hipped gable ends facing the road. Immediately adjacent to the proposed buildings is a small collection of barns and stables visible from Coopersdale Street. The proposed design seeks to conform to this existing pattern of development.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Site + Context

Flood Risk

The Site is not considered by the Environment Agency online mapping facility to be the subject of flood risk, being

located within Flood Zone 1 – Low Probability. This zone comprises land assessed as having a less than 1 in 1000

annual probability of river or sea flooding in any year (<0.1%). All uses of land, including residential are considered to be

acceptable in this zone. The scheme proposes the surface water runoff to be restricted to approximately 50% of the

current calculated rate with the implementation of a below ground attenuation facility. A flood risk assessment is submitted alongside this application.

Topography The Site generally slopes southwards with ground levels falling from approximately 52.5 metres AOD in the north down to approximately 48.5 metres AOD in the south. This has constrained the design parameters and thus the proposed heights of the buildings respond to this. A topographical survey of the Site has been prepared and accompanies this application.

Trees & Landscaping A Tree Survey, Arboricultural Implications Assessment (AIA) and Preliminary Method Statement has been prepared by Haydens Arboricultural Consultants. The reports conclude that trees can be retained and effectively protected during the proposed redevelopment of the site. It is the intention of the design that a dense tree line is kept around the perimeter of the Site.

Biodiversity There are no known sites of biodiversity interest or land designations identified within the locality, according to the online government (Defra) mapping service, ‘MAGIC’. It has been concluded by agb Environmental that the development could proceed with minimal impact on the local conservation status of any protected , BAP or rare species in the area. Opportunities to enhance the site for biodiversity such as additional tree planting, hedgerow planting and installation of habitat boxes have been incorporated into the design where appropriate.

Contamination Following the commissioning of agb Environmental to complete a Phase 1 Contaminated Land Desk Study, it was highlighted that there are a number of potential sources of contamination present at the Site. The report suggests that a watching brief is appropriate during construction in this instance. If, during construction works, any material is found to show visual or olfactory signs of contamination, including the possible presence of asbestos in the soils, then an environmental specialist should be consulted. A number of recommendations are put forward, including: i. A site investigation should be undertaken and could include window sampling or trial pitting and should be undertaken in advance of site clearance so that relevant precautions for this can be emplaced; ii. The suite of soil and/or groundwater analysis should include the following determinands selected as necessary: metals, PAHs, hydrocarbons, VOCs, SVOCs and, in the vicinity of the electricity substation, PCBs and hydrocarbons; iii. Based upon the anticipated ground conditions, the Conceptual Site Model and therefore, the likely requirements of the Local Authority it is considered necessary to undertake installation of soil gas monitoring standpipes and undertake soil gas monitoring. DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Site + Context [Existing]

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Site + Context [Existing]

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Planning Policy + Sustainability

Fiddlers Hamlet lies within the jurisdiction of District Council (EFDC) and accordingly proposals for new development should have regard to, inter alia, the following local planning policy documents:

•Local Plan Alterations 2006- Saved Policies •Local Plan (Adopted 1998)

The Site is brownfield land located within the Metropolitan Green Belt. The National Planning Policy Framework explains that the fundamental purpose of the Green Belt policy is to prevent urban sprawl by keeping land permanently open and that the essential characteristics of Green Belts are their openness. One of the purposes of including land within the Green Belt is to safeguard the countryside from encroachment and the Framework goes on to state that the construction of new buildings such as new dwellings is an inappropriate form of development within the Green Belt.

However, it is considered that the proposed development forms an exception to the aforementioned, with the Framework conceding the allowance of limited infilling or the partial or complete redevelopment of previously developed sites (brownfield land), whether redundant or in continuing use (excluding temporary buildings), which would not have a greater impact on the openness of the green belt and the purposes of including land within the existing development. The existing use of the Site classifies it as a previously developed site and, as such, the principle of the construction of new buildings on the site for residential use is an appropriate form of sustainable development.

The proposed development will be designed to high environmental standards using natural materials. The new houses have been designed using passive house principles, high levels of insulation, extensive glazing to western and southern aspects and mechanical ventilation and heat recovery. The houses will also be of timber frame construction, with low embodied energy. The design allows for significant levels of insulation in the walls and the roof. All the main living areas are arranged with south and west facing aspects, allowing for good natural daylight, and passive solar gain through large windows. Minimal windows have been placed on north facing elevations, which otherwise would lead to heat losses. In summer the mature trees on the southern boundary provide shade and will minimise overheating. Air or ground source heat pumps would be ideally suited to houses in such a location. Good natural passive ventilation has been achieved through open first floor landings, with rooflights. The houses would be fitted with mechanical ventilation and heat recovery units.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Following pre-application advice received from Council, the design has been refined to provide 2no. detached barn-style buildings, with integral garaging, parking Planning Policy + Design Approach and on-site turning areas.

In terms of design, the proposal is intended to be of a high-quality, with the use of a range of premium materials for the finish. The topography of the Site, together with the current height of the buildings and the need to minimise the visual impact change has heavily influenced the design and positioning of the dwellings. In addition, due regard has been given to the potential impact the proposal might have on the amenities enjoyed by neighbouring occupiers, thus eliminating concerns regarding any detrimental harm in relation to loss of privacy, loss of light or overbearing massing.

Amount, Layout & Scale

The proposal provides residential accommodation divided into 2no. dwellings. Both units

provide 4no. bedrooms. This development proposal includes an appropriate quantum of

housing responding to its Green Belt context and it is believed the scheme successfully

relates to the size and configuration of the Site and is well related in terms of position and

scale to adjacent properties.

Landscaping Existing boundary landscaping is retained as part of the development and an arboricultural survey accompanies the application which illustrates the extent of the protection measures which will be implemented in terms of tree /hedge retention. Hard and soft landscaping measures will seek to enhance and protect the amenities of the site and the setting of the Listed Building. Appearance The proposed materials palette takes its cue from the existing building, i.e. red brick and black weatherboarding, thereby it is considered that the proposed dwellings sympathetically respond to Above: Proposed Site Plan their architectural context and, consequentially, do not appear incongruous to their surroundings.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Access

Access is taken from Stewards Green Road and it is acknowledged that the current site access is restrictive due to its general layout and condition. It is proposed to increase the access road width to 5.5m and improve the layout generally where it abuts Stewards Green Road. Visibility will be further enhanced by the planting of a new hedge to be set back from the road. Paving sets will be laid along the drive close to the junction. A new five-bar gate and pedestrian gate will be provided within the Site to allow vehicles to pull off the road safely. The existing driveway is increased to allow two cars to pass safely.

At present the Site is dominated by concrete hardstanding and the proposed design has sought to achieve a balance between the necessary level of space given over for driveways, shared access and turning space and that to be used for the dwellings and gardens. The effect is to minimise the extent of hard surfacing. Parking area is proposed to be bound gravel. Paving sets to mark pedestrian crossovers, and paving slabs on paths and terraces.

The redevelopment of the Site for two residential dwellings will remove the existing commercial traffic movement and potentially reduce the overall number of movements generated. The reduction in goods vehicle movements will lessen the overall impact on the surrounding road network, with particular benefit to surrounding residents of Fiddlers Hamlet.

Above: Location & Access Arrangements of the Existing Built Form

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Scheme Design

Above Left: Plot 1 Elevations Above Right: Plot 2 Elevations

Plot 1 is positioned so as to have an east-west primary massing, whilst maintaining a north-south internal arrangement, with the living spaces facing west onto the gardens. The rear living room can now be read as a single-storey additional volume and the end gable is now clearly visible serving to better define the scheme upon arrival and the carport has been repositioned so as to be more discreet.

Plot 2 has been set so as to maintain the building line and general footprint of the existing barn.

The effect of the revised design is to create a more coherent development; a group of buildings referencing the existing two significant barn-type structures. The dwellings have both been set back from the field boundary and are more centrally contained within the Site.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Scheme Design

Residential Amenity: The dwellings have been designed, taking into account the residential amenity of the neighbouring property, Home Farm. The scale and massing has been designed in a manner to reduce impact upon this adjacent property as far as reasonably practicable.

The potential for overlooking has also been taken into account throughout the design stages of this scheme. The following house type floor plans are intended to provide, for indicative purposes, examples of how this approach will be applied.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Scheme Design

The two dwellings are proposed with the rear gardens providing a soft landscaping buffer to the adjoining open countryside. The gardens are predominantly placed to the west of the houses, with all ground-floor rooms addressing them and therefore utilising the best views across the fields. The units are more centrally positioned within the Site, with a greater distance kept from the field boundary thereby the revised form achieves a reduced visual impact when viewed from the road to the west. The units are also set within the Site so as not to detract from the views towards the listed buildings. The design responds to the green belt location by not increasing the effect on the openness and rural character. Openness has been achieved by providing two separate buildings rather than a solid mass, and these are retained in the southern part of the Site so as to maintain the undeveloped northern part as existing and thereby not impacting on any key landscape views. Influenced by the surrounding rural character of the locality, the dwellings are proposed to be plan in form, with an unbroken roofline incorporating gable ends. The asymmetric form of the buildings complete with integral garaging/carports and enclosed layout is considered to minimise the built form within the Site as well as create a functional courtyard area to the front of the dwellings to sufficiently accommodate turning and visitors parking, enabling vehicles to move such that they can enter and leave the Site in a forward gear. The effect of the revised layout is to create a coherent grouping of the barn-type buildings with the built form, bulk and massing designed so as to better reflect that which is existing, as well as to respect its countryside setting.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Photomontages [Existing + Proposed]

Left: Existing view taken from the west

This view is taken from the western approach and clearly illustrates, through the removal of the large concrete barn and the central positioning of the dwellings at a greater distance from the field boundary, the overall reduced visual intrusion onto the countryside.

Right: Proposed view taken from the west

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014 Photomontages [Existing + Proposed]

Above Left: Existing viewpoint into the Site Above Right: Proposed viewpoint into the Site

This view is taken from the road as one passes the entrance heading west and shows how the courtyard will appear tidier and more cohesive with the rural setting, as an improvement to the existing scene.

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014

DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, Epping February 2014