DESIGN + ACCESS STATEMENT Home Farm Barns, Fiddlers Hamlet, 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, Coopersale Street and Mount Road. Epping is a market town in rural south Essex, situated approximately 17 miles north-east of London, just to the north of the M11/M25 junction at Theydon Garnon. 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 Epping Forest 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